True that. 99% of people will stay on the internet, analyzing deals and doing research but when the time comes to pull the trigger on a deal they'll do absolutely nothing. 

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

If they haven’t been paying and causing problems why would you want them to stay?

If you’re weighing a move.. be it a 1031 exchange in Oregon or locking in a promising rental in Phoenix.. just remember that the right local knowledge, strong relationships, and a willingness to adapt can set you up for something more than just another line item on your spreadsheet.

If the best you qualify for is alternative financing when the purchasing loan matures you will  likely be treading water barely able to stay a float. 

Your plan to house-hack and reinvest is solid stay focused on properties that align with your financial goals, and you’ll build a successful portfolio over time.

Or just stay where you are with that current perspective that keeps you from being in the know.

First set stayed 7 years.

Quote from @Grant Woodward: Do you get pictures from your cleaners after every stay? 

This delay impacts law enforcement's ability to combat financial crimes and leaves businesses navigating uncertain compliance timelines.Key Takeaway: Stay informed and be prepared.