Hey BP,I'll be quick since I don't want to waste anyone's time.

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.

This property was a foreclosure auction purchase, so minimal information was known.

By tackling them early on, you minimize the risk of missing critical dates.In my experience, closing a deal within a specific timeframe requires meticulous planning.

Curry County has it's own process, similar to Coos County that is mainly focused around waste systems and water sources.

They will waste your time and you will have no choice but to take action against them.

Learn the eviction procedure for your area, perhaps contact a lawyer in the field to help you with this one, and get the fraudster you're currently housing out on the sidewalk to sleep in a cardboard box where they belong.You're going to lose plenty of money here, but this will never happen to you again, and you can minimize your losses if you move as quickly as possible.

Time is way too precious to waste on being unhappy because you want more

In 6 months they will be licking their wounds having given up on the system, now being that much further (by the amount spent, amount lost investing, wasted time, and emotional devastation) behind in realizing their goals and dreams 

Plus each house sitting empty for t months seems wasteful.)But it’s hard to find a warm but not hot and humid location.