First order of business, imo, is to decide if you're going to delve into hard core rent control territory like Oakland, Berkeley and SF.

@Ronald Fontenot Jr if you read stuff by hardcore investors, they all state that you may have to write 100 offers, at amounts that make your numbers work, to get one acceptedlHow many offers have you made so far?

We may be resistant to change by nature, but even the hardcore oil and gas guys know that fossil fuels are a finite resource.

Hardcore hikers would never spend money on a cabin lol.

MMA style cage fighting every Saturday night, the rest of the time a fighters gym.A hardcore strongman gym like in the video: https://www.youtube.com/watch?

I'm a hard core Ramsey fan and a hard core Kiyosaki fan.

Regardless of how some of the hard core "get your a$$ to work" thinkers thought, mental illness, to some degree affects most in poverty.

I funded many turnkey operators A and D's  to the tune of 60 to 80 a month.... the business has evolved in those days it was the rate and term cash out refi that was hot.in 08 when financing dried up the TK operators that survived learned to court the SDRIA buyer hard core.. now in the last 2 to 3 years financing has come back with 20 to 30% down.. so here we are again.. its not like 2001 when I started were folks got into these deals with no money and took money out on the refi.. but I think most of the tk operators today have stepped up their game and asset class. but its still the same business.. you have west coast marketing companies that own no property aligning with folks like you who need sales volume so you hire them like RE brokers.

I would suggest not being a hardcore personality when dealing with these people.  

I'm no hardcore survivalist, don't have a bunker or anything, but have been a backpacker for many years so I have a little perspective on survival - Water and warmth are most important - you can die from hypothermia when it's as warm as 50 degrees out.