I've come to a point where I have a sizable amount of savings and I'd like to get more involved in a more tangible investment (not purely stock market).

The numbers tell me this is in fact a loss...and should have been sold years ago.Sell it, take the $30k and invest in a property that actually cash flow comfortably, and stop adding money to the principle every month. 

Exemption of specified transfers or dispositions - With respect to a real property loan secured by a lien on residential real property containing less than five dwelling units, including a lien on the stock allocated to a dwelling unit in a cooperative housing corporation, or on a residential manufactured home, a lender may not exercise its option pursuant to a due-on-sale clause upon

I would not recommend putting money into stock or bond funds that you are holding waiting for REI opportunity...u never know when the market will tank.  

I have an HD pro account and was thinking of doing one big order for everything since I’m doing in stock Shaker cabinets.

Personally - I believe REITs are stocks with exposure to real estate, not real estate investing.

When you stabilize the property and do a refi, that's what the PML gets their principle back.

They're like stocks, the last 3 years were insane, that doesn't mean it will keep that pace forever.

Someone from LA, like yourself, or even Sacramento like me sees a 200k duplex in the midwest that rents for $2000/mo as a great deal... but when you run the pro-forma you may find that the cash on cash returns are just barely above stock market yields (except less passive).

The city ordinance limit student houses to up to 5 unrelated tenants...and the housing stock is typically +100 years old with lot coverage and bldg height that typically exceed what is allowed by current zoning (for example: the house I have there cover 47% of the lot while zoning allows 35%).