I know I want to start small/slow with one project (either a rehab/flip or a buy/hold long-term rental) and invest only in areas that I know or live (Los Angeles, Orange County, CA) at least in the beginning.

I wish I had had more information when I first started so I didn’t have to learn from scratch but so many of the gurus charge an arm and a leg I have always planned on being upfront about my experiences so others can maybe get a leg up.

I actually live in Orange County.

You still have to pay your crew, but you don't pay yourself and you should have subs who work for wholesale prices for you so you have a leg up.

Comparing Equity with debt is kind of apples vs. oranges. 

>Orange County’s rates are steady, with limited increases expected until 2025.

Although I have gotten on quite a few NNN brokerage mailing lists, I am nervous about the 45 day timeframe and lining up a great up leg(or two) that actually completes the 1031 and ends up being a stable safe move.Enter DST's and diversification of location and asset type, combined with their 5-10 year cycle timing, that seems to line up with the usual ebb and flow of the economy(if timed right).

But I'm hopeful that it's one leg of the stool for me that kicks in some business, and while it's not great math, I'm glad that I have already had the cost covered by transactions from leads.

Are you looking to buy property in Orange County?

Yes, you can cut your hair yourself, you can floss and deep clean your teeth too , also prep your own avocado toast with your own squished Orange for drink..