very easy to get 4.5% on jumbo conforming. (I just did).

I should have said $697k instead of $700k. =)

property tax is huge, but even with that plus HOA and mello roos, rates are so low that the monthly cost in a lot of cases would be below rental cost.

as for poss additional depreciation. depends on the location and price I suppose. if you are looking at near or over $300/sqft, I think you are right. closer to $200/sqft in a premium area in SD, I think that’s already very close to bottom.