“A landlord needs an edge in the San Diego market. Passive income is best earned with properties bought at a discount.” Agree, and definitely something for the OP to consider.

My wife and I got into the business with our parents when we were kids, and before going off to college. We purchased our investment properties in LJ, DM, CV and elsewhere in the 80’s and 90’s with loans/partnerships from/with the folks.

Things have changed a lot in San Diego, and everywhere since then, and, imo, a real estate investor entering the market today, would be wise to weigh the pros and cons, to make sure this type of investment makes sense for them in the present financial environment.