So, if you don't know how to build financial models, there are some available that are pretty good online (adventures in CRE is a great resource).  

The interest rate increase has made it much more challenging to find good RE investment opportunities in San Diego (I have not purchased in 3 years in San Diego).Good luck

Cleveland is a great market if you know how to navigate it and have a good property manager.

I think @Brian G. and @Jaycee Greene hit it on the head: an event occurring/debt resetting.When the debt forcefully resets on some of these assets, valuations drop if the submarket cap rate has expanded and/or if the operator can not show a good t-3, t-6 etc due to economic vacancy and rising opex (insurance, r&m etc).If the operator can't inject equity to cover the difference, then trouble arises.

Lots of good choices! 

I do own two triplexes in Scranton, and I will say the one issue is that you are going to be taking care of the utilities normally if they are not on separate meters, which could take a good amount of money away from your overall cash flow. 

It's good that you have two ideas to start with.

Do you think it would be a good idea to start performing discount surgeries for people?"

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

Good work!