Heck, even within offices, the small 1-tenant office buildings suitable for a dental practice or law practice, those are in a very different world. 

This, in turn, allows for higher rental rates or quicker sales, directly impacting the ROI.I could remember when an investor purchased an old, three-story commercial building at  a bustling downtown area.

If anything just buy motivating buyer lists or VA until you build your own buyers list.

When the whole covid shutdown occurred, I dropped out of college to help my father's service business maintaining and remodeling residential and commercial buildings.

It’s awesome to see your passion for real estate and your clear goals for building a portfolio.

We had a unit that was ready for open house this mid November that took 4 open houses to get a tenant moving in Christmas day (i know strange move in day, chose by the tenant).  

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

I am from out of state so wanted less maintenance in the short term while I build my portfolio and grow to the point where I am comfortable hiring a manager!   

Better to have your own cash ready or a partner who can bring in cash.

I'm interested in flipping, and short-term rentals at the moment to build good cash flow, then pivot into more of a buy-and-hold/appreciation play 10-15 years from now.