I learned my lesson and am keeping reserves  for emergencies and lower LTV on financing.

Using a 401(k) loan reduces your emergency liquidity, which could make the investment riskier if unexpected costs arise.

Somehow I think it's better to hold onto my own money and keep that dry powder on the sidelines waiting to get into the game if there are some emergency expenditures (haha, very likely with the kinds of deals I'm thinking about in class C neighborhoods).

Your $30k should be your emergency fund and not used for new investments at this time.Consider talking to a CPA or financial advisor.

Network with other local investors and always have a solid emergency fund.2.

Places with strong population and job growth (think the Sunbelt regions or emerging Midwestern cities) can offer solid cash flow and long-term appreciation. 

@Drew Sygit The verbiage in our management agreement is as follows: make, contract, and/or supervise repairs, alterations, and/or decorations to Property; to purchase supplies and pay billstherefore; Broker agrees to secure the prior approval of Owner for all expenditures estimated to be in excess of $500.00 forany one item, except monthly or recurring operating expenses and/or emergency repairs in excess of the maximum, if inthe opinion of the Broker such repairs are necessary to protect the property from damage or to maintain services to thetenants as called for in their leases; in the event that Owner is unreachable after multiple contact attempts for more thanforty-eight (48) hours to approve a repair in excess of the above amount, Broker shall be considered authorized to makesuch repair.I've been contacted about high ticket items in the past but these "make readys" are done without approval. 

From using data to identify emerging markets to building tools that automate property analysis or management, your skills could really give you an edge.

Of course there are always headwinds, but emerging tech such as nano, robotics, AI, bio, alt fuel, etc. still have an outsized footprint here, and will still be a powerful driver. 20 years from now, who the hell knows, but for the next 10-15 my bet is still on SF. 

They rarely have an over-leveraged emergency or catastrophe.Of course they will not grow as fast as the investor using leverage and NOT over-leveraging.