I wouldn't count on much appreciation in Tracy, since it lacks the key drivers that other Bay Area cities have.
Rental income is always relative to the deal, so it's hard to say. If you get a good deal, then your rental income could be as high as 8% per year. If you get an average deal, then you should expect 3-5% rental returns.
Since I work with plenty of investors and invest myself, I must say that we're all looking for the magical land where you can get both appreciation and good rental income. The reality is that doesn't exist. Once in a very long while, you can get a great deal, but that's just a market discount, not appreciation. So, we all have to pick what's more important to us as investors and look for properties that match.