How strong is the rent demand?

As you know it's extremely restricted wrt growth, has tons of tech money pouring in, and is in constant demand.

Definitely no cash flow to be had from the first two options, and flipping is a totally different animal from what you are really looking for it sounds like (passive income), plus aside from the risk of flipping in general as someone with no flipping experience, you are also taking on risk with having partners set up like that.

Apartment demand and development is surging is some markets, including Texas.What would be your criteria for developing multi-family?

The reason CAP rates for Class A buildings in Manhattan and Miami are around 4% is because they are viewed as a very high-demand and safe investment.

Is it realistic to purchase a buy and hold property that cash flows in CA with current prices and investor demand.

So I jumped on my computer, found a property that was good and required little demand from our shrunken wallets, then set up an appointment to see it.

Supply is dropping, demand is increasing, affordability is dropping, banks aren't lending, but sales prices are increasing.

When you get further away from the population centers there can be larger swings in demand.

I get this from one of our neighbors- a rental if it is run down and has loud trashy tenants and cars on blocks would diminish value and rightly cause neighbors anger-- all our rentals are in well established developments-- I give my card to both side neighbors and ask them to please call us if there is excess noise, traffic, residents,etc-- it creates much good will & I also tell the new renter that we have done this with the neighbors-- it puts renters on notice that you will find out about unmoved lawns, animals, etc. as long as your home looks like a home and not a shabby obvious rental, your neighbors will calm down.