Unless you are arguing that CA people don't invest to make money in real estate then you have to admit that CA has BETTER cap rates.Cash on cash for a property in Indiana that has seen flat rents for years on end will have an initial advantage on cash on cash rates over CA. 

The consultant cost a flat $3k (.08%).  

If you find a distressed property, noting says you can't charge a 10% commission or a flat dollar amount, simply explain it's a tough property to move and that it requires more work. 

Identify neighborhoods of middle income homes reaching maturity, market demand is flat and rentals begin to creep in.

But  I'd do the vinyl laminate in the bath with simple flat wood transition into hall (poly and stain the transition too as you can buy bare wood lengths in bulk).. 

Since you are investing for the first time, so in this case buying a flat in residential apartments would be a better option instead of buying a property.

Or buy  a floating shelf  but they are only maybe two inches thick max.I would be inclined to add a flat accent row. 

I have spent some time in that area (hello Jelly Belly Factory and short hop to Six Flags)...

This was a flat in an under construction tower.

Next spring I will be putting my flat in London on the market.