While the cost of entry might be a bit higher, I truly believe there's still plenty of potential for property appreciation.My focus is primarily on single-family homes with a long-term hold and rental strategy in mind.

Also, I'm not sure how your numbers work out..Take a look at my post here, being a real life example why selling CAN BE much more cost effective than re-renting your personal residence:  https://www.biggerpockets.com/forums/48/topics/1169308-equit...I personally wouldn't have a rental with a pool because of the liability.As far as reinvestment, that depends on you strategy and goals. 

Haven't found proven strategies to combat Proposition 19 yet. 

Once you close on a property you're then assigned a customer service rep who will contact you weekly for the first month just to build a relationship.

In this blog post, we emphasize the significance of selecting the right property investment strategy.

I do get it's a strategy, and it may work, I just don't love it honestlyA 401k is hard to beat - I'm saving 32% right off the top (already hard to beat that return in RE), my employer is matching 5% (free money), the money that's not taxed now is now growing in my 401k.

Last Autumn I had the pleasure of finishing up the self designed and custom built-third unit in my 4 plex to rent out as a midterm rental. 

Great purchase price and value, excellent location, planned exit strategy.

Any property with any interest rate and any cap rate can still have enormous upside with a value add strategy.

Anyone who has gone through a successful ground up multifamily development please reach out, i would love to pick your brain on the process  Having just gone through a building project in the last few years in Whatcom County it is hard for me to adequately explain how difficult the County makes any kind of development.The cost for permitting and all the associated consultants for a project of any size will be quite significant and need to be budgeted for carefully with plenty of contingencies in my opinion.The strategy the county planning department uses is to make every effort to run up your costs and delays as much as possible in the hope you will give up and go away so development doesn't happen.