. - some strategies I've seen California investors use to lessen negative cash flow: house hacking, mid-term rentals (people temporarily displaced from home renovation or insurance reasons like fire), rent by the room, Short Term Rentals. - The ultimate house hack, live in the small ADU unit and rent out the two levels of the main house on AirBnb in San Francisco (I would have thought STRs are oversaturated in S.F. but it worked for them and they stay fully booked).

He also doesn't control regulations in the states/cities, but his attempts to cut regulations may trickle down and impact personal property rights and people's ability to use their properties as they see fit.

That will be a determining factor for where it makes sense for you to purchase.Regarding waiting - bear in mind a lot of people were predicting rates in 2024 would be in 5% range or low 6s, which didn't turn out to be the case.

It's free to attend and you will meet a ton of great people: https://www.rpoaonline.org/

kept using people who don't do real estate to do my taxes, and also they had horrible communication skills, I don't trust people who only see u as money.

You should find some like-minded people there.Jens Nielsen

Most people don't qualify for that relationship.The seller financing will not show up or affect the credit score.However, when applying for a loan at the bank or especially a Federally Guaranteed loan, they ask on the application for ALL Loans, whether  or not it shows on a credit report.

My biggest goal for 2024 is to be around more like-minded people.

Having more people liable for the lease is usually positive in my experience.

I think more and more people have become "users" and take a mile after they've given an inch.