Here’s the quick-and-dirty lowdown to get you started:1️⃣ Where to Look:LoopNet & Crexi: Good for commercial deals, though the best ones go fast.MLS (Multiple Listing Service): Access through a realtor for hidden gems.Auction Sites: Think Auction.com or HUD homes for distressed properties.Direct Mail Campaigns: Target landlords with older properties (especially those with code violations).2️⃣ Systems for Finding Deals (Step-by-Step):Set Your Criteria: Market, budget, unit count, rehab level.Build a Deal Funnel: Use LoopNet, Crexi, wholesalers, auctions, and brokers.Analyze Quickly: Use a property calculator to see if it cash flows.Direct Outreach: Contact sellers or property managers directly.Get Your Network Tight: Property managers, realtors, contractors—they’ll drop the best leads.3️⃣ What Makes a Good Deal:Cash Flow Positive from Day 1.Below Market Value (usually needs rehab).Upside Potential: Think rent increases, better management, or refinancing options.4️⃣ How to Become the Better/Best:Study the Market Like a Hawk.

Given your stage of life, this could be challenging but worthwhile if you’re confident in handling the stretch.Sell, and reinvest in cash-flow rentals: Using part of the equity to generate cash flow with out-of-state rentals could create a retirement income stream now while still capturing SoCal appreciation.

You can learn to do this independently or get a rockstar REALTOR to lead the way.

You don't think I'd take the time to post on here over 27,000 times if I wasn't generating revenue do you? 

Gov. mandates, laws, regulations, these are tools to control WHAT the product/service is, think safety focused. mandating no lead in toys, or fall-arrest gear for roofers, things like that, THAT is where it works. 

It's a way to generate more money upfront for them, on top of all of the other fees, and the overall change in payment is usually pretty negligible.

I recently thought I found a great duplex but when a local agent toured the property for me, they didn't even feel safe which lead us to believe finding the right tenants would be a challenge. 

You can learn to do this independently or get a rockstar REALTOR to lead the way.

and think about what it means to put a down payment into a property.with that said, there are of course still niches and strategies that generate more cash flow. 

How much IRR do you expect certain improvements to generate?