Not enough information to even offer any intelligent answer, but there's not too much real estate hitting a 2% rule (I prefer guideline, but anyway) these days except in war zones. 

It sounds like you've already taken the proper first steps, which are to learn as much as you can and then to define your investing strategy.Your dollar will certainly go further in the Phoenix metro area than it will in Orange County, and there are numerous 2-4 unit multi-family properties in Phoenix, Mesa, and other suburbs that are within your budget. 

Rentals I slum it a bit in C- neighborhoods, have a couple multi’s in the war zone by central and Wyoming because thy cash flow so well, but I spin my wheels a bit w some lower grade tenants at times.

While I have never lived west of 75, I have sold and assisted clients in purchasing numerous properties all over the West side of Hamilton County.

I applied for a loan with a local bank after going through numerous channels with the major bans and finding out that was not an option. 

We have engaged an amazing bookkeeping company that has numerous real estate clients.

I had numerous offers on the building and each realtor knew that I was paying no more than 1 1/2% commission.

A majority of them are just egotistical and want to show up #1 for every single keyword driving up the price with bidding wars, which is simply not the way to go. 

If you want to live in Bellevue please be prepared to get into a bidding war, pay above asking, and pay a very, very hefty amount.

I am considering out-of-state and have looked at numerous markets (Birmingham, Kansas City, Baltimore, etc).