Should I wait until I can dedicate more energy to this?

If you get greedy and put #3 in front of #1 or #2 you can get burned like any other market. 

I've seen many investors get burned because they failed to understand their hard money loan terms/rates, even if they did acquire what should have been a home run deal. 

In the meantime, most of my capital is tied up and I am looking to be Super creative and I have absolutely the time and energy to cold call until i find someone that is game...even if i got to get a property in Alaska.

Typical renovations include:Cosmetic Updates: Painting, flooring, kitchen and bathroom upgrades, and landscaping.Structural Repairs: Fixing any underlying issues such as foundation repairs, plumbing, or electrical updates.Efficiency Improvements: Adding energy-efficient windows, new HVAC systems, and better insulation to increase the property's overall value.The goal of the rehab phase is to increase the property’s market value while making it an attractive place for tenants.

We talked about an aggressive paydown at a rate of $5k for the next 6 months to make the deal sweeter for the next person, but renting it would be preferable to that I believe since I can get a higher return on smaller development projects at a burn rate like that. 

The house includes high-end upgrades such as custom cabinetry, granite countertops and energy efficient appliances.

Its all about the heavy brush with Manzanita and other dense brush full of oils that burn so hot and fast.. thats why in many areas in CA they have control burns..

Here’s why Oklahoma might be a great market for you:Affordability: Properties in OKC and Tulsa are often under $200K and offer strong rent-to-price ratios.Landlord-Friendly: Simple tenant laws make managing rentals easier.Growing Economy: Job growth in energy, tech, and aerospace fuels rental demand.How to Evaluate Deals:Run the Numbers: Ensure positive cash flow, check cap rates (6–10%), and use tools like the BiggerPockets calculators.Find Deals: Network with local wholesalers or agents, and look for value-add opportunities in stable neighborhoods like Edmond (OKC) or Broken Arrow (Tulsa).Let me know if you’d like tips on analyzing properties or finding deals!

So yes, you can have solid concrete walls, it's still going to burn down.I have read that worst case up to 80 million Americans will relocate in the next three decades.