I live in San Francisco, CA (ultra expensive market) and wondering if a Turn Key out of state would offer me a safer, higher return, than if I go sourcing a property by myself in a an area like Sacramento or outskirts of Los Angeles.Also, is a SINGLE FAMILY a safer/smarter 1st investment than MULTI FAMILY?

I asked for SW sea salt color in a 5 gallon of behr ultra, which cost $148. 

There's a (very low) minimum commission, which ensures I have reasonable compensation for an ultra-low purchase price - typically it's a wreck and/or REO.  

You certainly hear about it a lot in this kind of conversation.As an ultra competitive market, though, where it seems like so many people are (and Indy is no different in that regard), does it make more sense to find a less competitive market?

There are people successful who buy these parks in very large towns and also ultra small towns - and you can be successful in either.Without more information from you that's the skinny on parks.

Actually, before I forget to mention this; my wife’s comfort level (like your wife) is a variable I need to factor into our decisions - primarily because she grew up in poverty in Montana with no running water or electricity.So, she’s ultra conservative and I need to honor that.

It is nice to have so much money that you can aford to place no value on it however ultra conservative all cash investors must understand they lose income every monty they own a property.

What ultra successful real estate investor, only invests with his own money? 

In commercial real estate Monday tends to be pretty busy as your ultra high net worth clients who are corporate executives, docs, business owners,etc. are getting back into the swing of things.

Just like how the ultra low rates have enabled "too many" people to become homeowners, its created this flood of investors who couldn't invest before to use enhanced cash flow to enable them to invest and attempt to scale.While I haven't read the book you cited, I'm guessing it started with appreciation for wealth generation, then you switch over to larger apartment buildings for cash flow for your retirement.