Since many of the disappointments I know can be experienced are far harder to take than many people may think of course I want to help others not make the same mistakes I made or suffer the things I have because of investing in real estate.

I´m not saying you can´t do flips in the Sacramento area, just that shooting for 6-figure profits on your first deal is likely to set you up for disappointment.

BP never disappoints. 

Maybe someone else has a good lender but I looked into it on my first house that I did and was kind of disappointed.  

You are going to be disappointed if you think just because a property hits the 2% rule it is going to be profitable.... you still need to run your numbers

:-PMy wife and I looked at the apartment complex and were a bit disappointed... but that could work to our benefit. 

As Chris and Ryan have mentioned REO is hard right now, but also it is important don't get disappointed and keep looking for those ones.In my case I had the experience with a REO property.

Very disappointed.

It may be a road to riches, but if someone tells you that it is easy and anyone can do it, hold your wallet tight and run as fast as you can to the nearest exit.Nick struck with it, even after the disappointment of pulling out of a deal that he had found. 

Welcome to the site @Charles Conley, you won't be disappointed.