@Mike Most The Great job on building your equity base and how smart you are to be looking to othe markets, I work with out of state/country investors and help them create passive income with midwest rentals and here's a few things to consider:- Competition is everywhere and only growing in any worthwhile area, so instead of looking for places with less of it I'd focus on building the team that can still deliver results. - The time is always NOW, so many people stayed out of the "fight" over the last few years and now with rate hikes they are kicking themselves because they missed out.

I to,d him if he thought selling Cutco knives was challenging, imagine trying to sell a person on investing $50k or more with a sponsor that has yet to perform in this RE market (regardless if the value add is smart and likely to do well).  

It "can" indicate a certain financially disciplined person, but there is a reason DTI determines a mortgage and if it's good enough for the bank, well why wouldn't it be smart for the landlord too? 

Sure, a seller may offer you 5%, but if they're smart they will ask for a higher sales price in exchange for giving you an advantageous loan. 

From securing the best financing options to planning for future growth, my goal is to help you achieve financial success through smart real estate investments as a loan officer.

Smart to add the 5th bedroom.

@Anita Zuniga if your end goal is to eventually move to San Diego then I think this would be a smart plan. 

Given the equity you’ve got, a cash-out refinance might be a smart play.

Exploring cities outside of California for real estate investment can be a smart move, especially if you're looking for markets with strong growth potential, reasonable property prices, and good rental yields.

Smart planning and close checking can help you win in the market.Good luck!