The truth is, over the last few years, many of these people are barely cashflowing at all and the default rate with the banks on this product is skyrocketing.

In my early days of rehabbing I used to wonder how the heck do people miss-fire and pee all over bathroom floors.

To be honest, I´m in the Maintenance & Construction for corporate businesses for some US companies in Mexico and we do some Real Estate down here also, but it´s way much different than the US, so I have much to learn from a lot of people around here and as @Julio Gonzalez, I think this is pretty much the right pad and place to start and to break my fears to start all over again from scratchAlso, I´ld like to hear more from @Justin Brickman why he voted for his city, pros and cons, it will help to read from a local...As I said before, thank you all guys for taking the time to write in this post and share some experienceDo you plan to owner occupy. $40k will not get you a non owner occupied San Diego property unless you find some unlikely alternate financing.

We invest in Toledo and Detroit , We are more then willing to share why and what we have learnt over the years if anyone  wants to chat

This past Memorial Day we saved over $6,000 dollars just by purchasing items during the Memorial Day sale.

Absent them, risk is controllable over time.I self manage a SFH in the Bay Area in a very pro-tenant city (some cities are a little less pro-tenant than others).

@Albert Hepp the flawed logic your using to state there must be some conspiratorial aspect to commissions because commissions are all but uniformed over 2%.....We can apply that exact flawed logic to Apples at grocery stores and say since apples, at every grocery store are uniformed at a price over $0.10 a piece, it "must be a conspiracy"........Take off the tinfoil hat. 

Starting all over from scratch... my gray hair is turning back black....LOL.   

In one building the tenants accumulated so much junk over the course of their tenancy that I was forced to get a 40’ roll off dumpster to get it emptied for a sale.

The good ones always seem over time to move on or disappear.