If looking at townhomes, you'll likely have HOA dues--which will depress your cash flow.

I would love to do larger value add but retail and office seem dead and multifamily caps are depressed.

The upwards wage pressure over the last 2 years has been astonishing, and nothing short of a Great Depression is going to reverse those gains. 

According to Fortune.com, the US will see the 2nd biggest home price decline since the Great Depression.

However I’m very paranoid about following the law to the “T”, especially knowing full well I have Attention Deficit Disorder (ADD) which makes me mess-up the finer details when filing paperwork.

You have a lot of us here who care very much about our reputations and equally as much about our specific businesses.Don't fret too much over $ "lossed"; if we always thought about that, it would be depressing to actually consider that most of us spend millions upon millions of dollars frivolously throughout our life times.

I've grown tried of IT (clients and bosses suck) and was just a little depressed at looking at the future of me working that job until I die.  

I'd love to invest locally, but California CAP rates are depressingly low, and assume they will make it up in appreciation, which i'm not sold on long term.  

It could be anything from a disorderly paperwork presentation to ill structured deals.

Investors of all kinds, lost more money than during the Great Depression.