@Audrey Sommer I prefer investing in my local market (Snohomish County).

Quote from @Vikas Jain: Yes, I have already seen the buy-in, im less concerned about that part of it, but just want to make sure its legitimate (plenty of opportunities where buyin is high but it doesn't always mean the product is good, just been burned in the past by others so trying to do better due diligence this time around)Their success rate, as of now, is 100 percent.

I wish you the best on your live in flip this year and hope to hear of your successes/lessons learned from it!

Finding deals outside of California can definitely open up new opportunities, especially given the cost of living and market dynamics in the state.When looking for properties in other states, consider focusing on areas with strong rental demand, economic growth, and population increase.

Josh, we are entering a period where the FED has came out and said rates are coming down.Based on decades of data, during market cycles when interest rates are decreasing, asset prices rise.

With $15-20K liquid, focus on lower-cost Midwest markets where down payments stretch further. 

Try networking locally with HML's who know the market. 

Lenders do not look at your personal income or debt and will use the current market rent or lease (up to 120% if the lease is significantly higher than market rent or vice versa) as qualifying income.

It was “real success” Joe arias. 

Just be sure to account for the upfront costs, ongoing maintenance, and market demand to make sure the numbers work for you.Good luck with your decision, and feel free to share updates as you move forward!