I host a free virtual one every Wednesday (that is not new years day) and would be happy to send invite if you like. 

What I think is virtually certain, property insurance in California is going to go up substantially over the next few years.  

If you stage, consider a virtual stage.  

Back when we started virtually everything had positive cash flow but I was lured by the seemingly higher cash flow associated with class C.  

And don't listen to a real estate agent that tells you how easy it is and that "virtually all of my out of state clients buy without seeing and never visit the property". 

And virtually all of them had owned rentals and maybe kept a few but were just tired on the TTT but wanted monthly cash flow . so there probably is some of that at play as well Investors that dont want to deal with the PM aspect of owning RE..

MiThank you, I believe virtually all markets are over valued, but over the long term many (including my primary market) will have appreciation in excess of CPI. 

California does not have a law requiring deposits to be held separately (neither did Alabama when i had Alabama properties) and it seems like a significant hassle to address a virtually never occurring event (not having money to return deposit to the tenant). 

Both of those are virtually Impossible with mls purchase.  

Most (virtually all) are giving values below the main ppsf.