I am in Mission Viejo and can get together at my local Starbucks.

haha. thats how i've gotten most of my experience so far, a split between HH, mission trips, and relatives that have needed some assistance. 

about 4 years ago I came back from 2 year overseas mission trips without any money to invest and I did a 203k loan for the first deal and it went great it was a little complicated because you have to get quotes from contractors and things but it was manageableOn the next house I did a conventional loanOn the house after that I had enough to pay cash As a owner occupant sometimes you can put zero down and you can buy a house with the first look initiative before the investors start throwing around cashIt's best in the beginning 2 do a conventional loan as opposed to hard money because with a conventional loan you can stay in the house as long as it takes to get it done and you would have had your house mortgage payment anyways you're not losing money but with a hard money guy the clock is tickingI use a site called foreclosure.com it cost about $40 a month so I cancel it as soon as I'm done buying a house because I'm cheap:-)Finding a good realtor that deals in foreclosures is a great asset also some Realtors are good at selling expensive houses and some are good at finding cheap deals sometimes I use different realtors to buy and sell my propertiesI do all the work on my houses myself it saves so much money doing it that way and I get to buy a lot of tools:-) the house that I have listed for sale now cost $70,000 of material if I would have had to pay contractors it would have cost $140,000 so it's a lot easier to find a profitable deal doing it all myself, and maybe a basic laborer that I paid $10 an hourHope this helps

I am in Mission Viejo and can get together at my local Starbucks.

I am in Mission Viejo and can meet at a Starbucks.

I'm located in Mission Viejo, just a little north of you in Carlsbad.

Be sure to check out some local REI groups like NSDREI in your neck of the woods, FIBI in Del Mar area and SDCIA in Mission Valley area.

I would have my wife handle the servicing as she is currently unemployed.My mission is to buy and hold using real estate income for transitioning from an employee to an investor or even a business person. 

This seems like an investment rule, which contradicts FHA's mission of guaranteeing owner occupied housing.

With that out of the way, I set out on my mission to become the most successful real estate agent that ever existed in south FL.