@Loic Billiau we are buying in Memphis strictly for Cash Flow and any appreciation would be a bonus.

I have 3/1.5 right now but want to expand the downstairs bath to a full bath that attaches to the bonus room down there making the house a 3/2.

Final bonus for California investors is prop 13 will ensure minimal property tax increase so as profits and value increase the taxes stay fairly flat.  

A bonus question : How many months does the bank give a person to pay their mortgage that they are behind on before they foreclose it?

A bonus question : How many months does the bank give a person to pay their mortgage that they are behind on before they foreclose it?

Appreciation will then be your bonus for good work done and finding cash flow will ensure your purchases have a legitimate margin of safety.

IMO Trump wins, taxes get cut, rates go up, import tariffs go up, thus forcing business to move back to the states with the added bonus of cheaper cooperate taxes, means lots of jobs, it's basically free money, and cheaper to do business in America vs somewhere else.Any good business person knows, it's not your product that makes your company successful, it's your people, so hire a lot of them.

I consider them bonuses for my tenants. 

Have you tried to offer one of the tenants a $bonus to move out?

Any tax advantages are merely a BONUS side product.The way I figure it, the OP should still be up for more tax each year than if he fell for the trap of investing into negatively cash flowing properties PURELY for the tax deductions and hope of future appreciation - but, not NEARLY as much extra tax than if he hardly leveraged his investments at all.