I found some cash flowing properties in Long Beach area which I think has a good upside in the future but the margins are pretty slim and post renovation you would be looking at 750-800k range.From what I've read, OOS is the way to go!

Since you are in Florida let me suggest a few things, senior housing and beach rentals.  

I can be as effective at the beach as I can in my office (or at least close to). 

Hello everyone, my name is Danielle and I am born and raised in Huntington Beach, CA.

Just my opinion, but I wasn't born with a silver spoon in my mouth and have no rich relatives (that I know of).

Realizing each investor is in a different stage in life and may have significantly different goals at that stage, I’d like to hear some thoughts on how much equity you like to keep in your property.Economics are strong where I am in Palm Beach County, Florida.

Seems a lot of investors are wanting 4-Plex properties, when some may be better off pulling the trigger on a detached SFD/ house which could be a better use of the 1st time buyer "Silver Bullet" VA loan  

Are you located in Newport Beach?

Building your house on top of a volcano is like building a house in Galveston on the beach. 

Or is it just this way in my Palm Beach, Broward & Miami market?