I do have sample of two cities, Indiana city with zero appreciation and meet 3x rules and/or Wisconsin property that has CF as well as appreciation.

There are plenty of markets in the state which can meet the 1% rule.

Be creative in finding tenants by partnering with local, state, or even national businesses.

My goal is to invest within my local markets, but I'm open to out-of-state with the Bay Area being so expensive.

Let's try some local real estate meetup groups.

Nice to meet you.

also start going to REIA meetings, networking, asking questions, etc.

We are looking towards STRs in order to lower our W-2 taxable income via cost seg and bonus depreciation.I believe my line of work qualifies me as a REP, but what I am not clear on is whether I would still need to meet the 'material participation' requirements in our rental business in order for our losses to be non-passive.

If you can, attend some local REI meetings.

One thing I would do is go talk to Lloyd Seigel at the LAREIC meeting they have every month near UCLA.