I've heard that term used but never really understand the impact on the employee.

That might be fine, but they might be forced out of business if there is a claim, and then you’d have no sponsor there at all to manage your investment.Part of the issue here is we are in a litigious society, and the bigger you get the more you are a target for frivolous lawsuits.  

Regardless, BRRRR is one of the best strategies for all market cycles (if you are doing it correctly) because you are buying low, forcing equity, putting a cashflowing tenant in place and getting your money the "heck out of dodge". 

No one has any idea how this will impact real estate.

Nothing like a forced vacation!

No, it's just the first point of impact for international travel into the US and has the coldest temperatures.

I know there is still a need for housing the Bay Area so this might not be affected but any thoughts on how this market might impact construction costs as they tend to drop when the economy slows. 

Currently, the property has one central gas(forced hot air) furnace in the basement that heats the upstairs and downstairs apartments.

Learn on how to market for deals, build relationships with brokers, contractors, lenders and other investors and begin buying after the impacts of the decisions the government is making can be fully understood and felt. 

As for appreciation, I would actually argue that you can better force appreciation in investment properties than in single families.