How do you weigh this factor against other considerations like school districts, crime rates, and local amenities?

Are there any specific legal considerations or pitfalls I should be aware of, especially in the context of California real estate law?

What are considerations I should be considering?

Rents have grown considerably the past three years, there are some tenant laws that investors should be aware of. 

Sounds like that is where you are at with the issues you are hitting.It sounds like you are looking into a true DSCR loan, they shouldn't look into DTI/tax returns and should just care about the cash flow.

I'm saving 80% of my income currently renting out the rooms and it'll cash flow $1000 after I move out.

Perfect layout, comps, and pricing for optimizing cash flow.

The long term investment offers more investor friendly options like faster appreciation in equity, easier to take cash out and finance.You also do not have to worry about having to all of a sudden lose cash flow due to an increased lot fee or restriction in any way to you or your renter due to park rules/regulations.

Was curious to see how lucrative the 4 plexes are and how much more time it would require as well as to see the sah flow difference How did you find this deal and how did you negotiate it?

Lol  High LTV retail purchases are initially cash flow negative, likely large negative.Now for the positive…There is very low vacancy.