Below is a table of the metrics that I look at for several markets(click on it to enlarge it).

Depending on how much capital you are willing to bring to the table, but if you're willing to bring a large chunk of the required equity, some Sponsors would be willing to negotiate terms for a GP spot and a bigger opportunity to learn from and lean on their expertise.

To clarify...not that the area he invested in is garbage, but the investments he's proud of have objectively under performed, and when you're that far away sweat equity is off the table. 

When you buy chips at a table at a casino you have to lay your money on the table. 

The background: One of the duplexes I’ve got my eye on already has tenants in both units, and the seller has said she won’t disturb them to show the place until there’s an offer on the table.

One question to ask yourself is, what do you bring to their table?

Can you get an under-the-table hard money add-on loan from your OC contacts?

Personally when I can make more in profit in doing a flip in 6 months compared to re renting for years I will continue doing flips For me 10 or even 15% c on c is leaving money on the table with so many other ways to make more money

Let’s just assume we reach in 2020.If valued increase as you said they have so far, you would leave 150000 on the table, instead allow the owner of the place you will rent to increase value of his place with your money.

You can also partner up with a more experienced investor if you bring something to the table (cash, time, experience, charm etc)If you're already networking keep it up!