You’re choosing between stability + appreciation and income + scalability.Let’s zoom out for a second.Option 1: Buy a Primary in Long BeachProsPrimary residence financing (lowest rates, lowest down payment)2-year capital gains exclusionLifestyle stabilityLong-term appreciation in a supply-constrained marketHedge against rising rentsConsLikely weak or negative cash flow if converted to rentalLarge capital tied up in one assetSlower path to income replacementProperty taxes + insurance + maintenance in CA are realIn markets like LA/Long Beach, primaries are often wealth preservation + appreciation plays, not income plays.Option 2: Skip Primary, Go Straight Into RentalsProsImmediate income-producing assetsHigher cash-on-cash potentialDiversification across multiple propertiesScalable modelMore control over returns (via underwriting + management)ConsNo appreciation “anchor” in SoCalLess emotional security than owning your homeMust build a strong remote teamRenting means rent increases remain a factorIf financial freedom through cash flow is the primary objective, rentals win on math.The Real QuestionIt comes down to this:Are you optimizing for:Net worth growth?

If it only works assuming multiple favorable variables, that’s a fragile foundation for a long-term hold.

Even with strong single-family or small-scale experience, the risk profile changes significantly when:All units are offlineThere’s zero operating incomeYou’re managing multiple trades, inspections, and lease-up simultaneouslyDepth of experience and depth of capital both matter here.

Boom multiple income streams. 

The number of tourists in the multiple locations on the NC side.

Here is an article on the topic from IPX, a Qualified Intermediary. https://www.ipx1031.com/using-multiple-tax-code-sections/.

The current storms are creating a windowWith California getting hit by multiple storm systems this week — flooding in LA, flash flood warnings across the Bay Area, another round expected through Wednesday — two things are happening right now:First, sellers who get flood damage this week will have to disclose it going forward.

Zillow offers potential tenants the ability to pay one fee and apply to multiple properties in a 30-day window. 

Even a small duplex teaches you a lot about handling multiple tenants, understanding cash flow, and building systems that will scale later.For mentorship, reach out to local REIA groups, investor meetups, or even property management companies that work with investors.

How long do you expect to hold it, what state is the property in, and are you doing this as a one off or planning multiple flips a year?