And for sure I NEVER order food .. it comes cold and soggy.. my kids in Vegas do this all the time takes forever plus its just not all that great once its sat for an or more. 

House hacking a single family home in Las Vegas would be a great start if your living situation allows that. 

@Grazie PennacchioI would look to Las Vegas because of it's proximity. $30-40K is a great starting point but too risky in one of the most expensive RE markets in the world (SoCal). 

Will be moving but looking for a property manager to manage SFHs in the Rhodes Ranch area. Please let me know if you have experience. I've worked with PMs before and would love to find someone who is familiar with tha...

Orange County is obviously very expensive, but have you looked at neighboring cities, even Las Vegas? 

Las Vegas is another city that doesn't really allow STR anymore, so another city might be a best option.

I finally saved up enough capital to purchase a decent town home or condo in Las Vegas.  

.$440,000-4.9%-1.1%35.4%48.9%Las Vegas-Henderson-Paradise, Nev.*$477,000N/AN/A49.1%56.2%Los Angeles-Long Beach-Anaheim, Calif.$1,248,0008.5%7.3%55.1%54.9%Louisville/Jefferson County, Ky.

I currently live in Las Vegas, where my current properties were acquired using a buy-and-hold strategy with a conventional 25% down payment.

Nevada, either Reno or Las Vegas area or Arizona.