In recent years he seems to be aligning himself with other programs which I also do not find appealing.

I'm looking to start off in areas with lower costs coming in, preferably under $100k single families but definitely under $200k.These markets are particularly appealing for novice investors, especially those from California, as they offer more affordable options compared to local alternatives.

I can certainly see the appeal of a low cost property that you own outright that cash flows immediately vs. a long-term investment where you are paying a mortgage every month and hoping for appreciation.  

Would it be worth it to invest in a less expensive unit just outside of the strip or is having a place within walking distance the biggest appeal?

This appeals much more to me for two reasons.

I have been to the US Court of Appeals though, litigating some of these issues and won.

but i understand the appeal from your perspective. 

After investing $35,000 in targeted renovations, we elevated its appeal and market value.

I like AHP but the 12% taxed as ordinary income wasnt as appealing as other investments with higher returns (but more hands on than AHP).

There is also the lending field which is quite lucrative if your more into financecommercial real estate if some day you want to be doing bigger deals and making 6 figure commissions checks.. etc etc.to try to start your business as a flipper or wholesaler is tough and it has a 95% failure rate being that it appeals to the mass's of which many frankly don't have the skills to succeed or the financing behind them.OR converselyMake money at your chosen profession save and buy and hold.. buy the best you can hold for long term.. same with buying securities .