@Jeff Wallenius I do agree that having a team on the ground is extremely important. It seems like all the horror stories are from people who have bad PM and end up with bad tenants or other issues. Im very hesitant about the location of where I want to invest. My main goal is to set myself up for retirement. I have a long time until then so I need to make sure I'm investing that has been historically stable even through the last crash. Small towns that can create good returns and will last most importantly. Every one I know who deals in real estate just tells me to continue saving and wait for a market shift here in the Bay Area, to invest close to home. Im torn on what to do, It almost seems like some people no matter how hard they try to do everything right still ends up screwed and for others everything works out. Investing in general is tricky.. Investing out of state is another story. I do believe I can be successful but bringing all the pieces together is proving very hard.