Having  multiple exit strategies (use/rent/flip) can help alleviate some risk, but you ALWAYS make your money when you buy.

Primary markets and class A properties will always command a higher CAP Rate than secondary / tertiary markets and B, C  class properties.  

Here are some recommendations for you:Find and connect with other BP members that are in your area: https://www.biggerpockets.com/search/users Set up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alerts Read Beginner’s Guide: http://www.biggerpockets.com/real-estate-investing Check out BP Podcasts: https://www.biggerpockets.com/podcastIf you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

My colleagues and I have used Top Producer but it hasn't been the most user friendly. 

Here are some recommendations for you: Find and connect with other BP members that are in your area: https://www.biggerpockets.com/search/users Set up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alerts Read Beginner’s Guide: http://www.biggerpockets.com/real-estate-investing Check out BP Podcasts: https://www.biggerpockets.com/podcastWishing you the best! 

Then program end user to each partition.

So very interesting, I see that my ghost buyer is a frequent poster on this site.https://www.biggerpockets.com/users/BeePee#0I would not take any advice or do any business with this guy. 

Here are some recommendations for you:Find and connect with other BP members that are in your area: https://www.biggerpockets.com/search/users Read Beginner’s Guide: http://www.biggerpockets.com/real-estate-investing Check out BP Podcasts: https://www.biggerpockets.com/podcastIf you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

Here are some posts that may be of worth to anyone considering Sacramento:https://www.biggerpockets.com/posts/user/WesBlackwell/startedhttps://www.biggerpockets.com/forums/621/topics/664159-sacramento-2019-state-of-the-city-addresshttps://www.biggerpockets.com/forums/621/topics/585796-sacramento-rent-control-101-everything-you-need-to-knowhttps://www.biggerpockets.com/forums/621/topics/586279-investing-in-sacramento-or-stockton-which-one-is-betterhttps://www.biggerpockets.com/forums/621/topics/590913-rent-growth-in-sacramento-is-triple-the-national-averagehttps://www.biggerpockets.com/forums/621/topics/416542-priced-out-is-rent-control-coming-to-sacramentohttps://www.biggerpockets.com/forums/621/topics/428937-sacramento-not-on-list-of-best-markets-for-sfr-rentals---wtf

I plan to use real estate investing as my primary retirement nest egg and as cash flow to sustain me after retirement.