The investors I know that use the common approach of putting 20% down and using new loans from a bank are choosing to invest in Ohio, Indiana, Georgia and other less expensives states.However, folks from CA find using creative finance to invest in AZ are making big bucks.

Both sound risky to me and we're a sponsor that typically executes with 65% agency debt, but if I were choosing between the two as an LP investor, I would be choosing agency debt + preferred.

You can also choose to establish your own off-market pipeline, but this will take a lot of time or money - direct mail campaigns, cold calling, driving for dollars.

For LTR / traditional rentals, Roseville, Rocklin, and Folsom are great areas with many A-class assets to choose from. 

You will likely still owe their fee for the amount of work they've already done if you choose this year however.

Choose the location where you can assemble the best team.

I just choose not to buy unnecessary products I feel like are price gouging. 

This is called house-hacking and it's how many choose to start their investment journey :) 

Whichever strategy that you choose, run your numbers, and definitely consider all the other benefits of owning real estate i.e. appreciation, loan pay-down, potential housing expense decrease and/or cash flow. 

I was looking for reviews which would give me some real information to help with my decision-making process in choosing the right business.