I highly suggest working with an investor friendly agent so you don't buy in the wrong locations.I like the west side of Cleveland.

Hi Fellow Flippers, Just wanted to drop a note here because my team works with a ton of rehab investors throughout the State of Oregon. 

If that works you may end up with tenants who stay longer and fewer vacancies.

this works well if the tenant is a national user or multi unit operator who has built these buildings many times. 

Your agent in Sacramento should've brought this up and checked those rents for you prior to making an offer.Often when renting to a residential care facility you'll get higher rent than normal, and if that's what making the deal work just make sure that it will still work if something happens to the facility and you need to rent to a regular tenant.

Used the proceeds to complete the work on a fixer upper I negotiated for $45k.

This is a competitive sellers market at the moment with a lot of players working the MLS, you can get some nice base hits here and there, but I don't know of anyone that's hit a homerun buying on the market lately.  

Working on finding a local agent and management company.

My recommendation is to see if you can work for a company in real estate or wholesaling that way you get training and education while getting paid 

They're all obvious and simple, but do require work.