So bottom line is don't invest in California unless you are a gambler and/or stupid.  

I'm glad I didn't, as I'm sure he would have feebly blamed the credit industry for their "rigged system" just like you have in your post.This is a great lesson because applicants and tenants alike will attempt to emotionally appeal to the landlord to rationalize a red flag on an application or a late rent payment.

In OR, you can't turn an applicant down solely on their source of funds and a Sec 8 voucher is income.On the plus side, you get your check on the 1st from the H/A like clockwork and only have to chase the tenant for the co-pay.The other thing, at least in Portland, is if you get the caseworker's contact and the tenant starts acting up, you can call the case worker and they can pull vouchers.

NIMBY by the locals.. some places are just more popular than others... many of the places you mention are unique and can't be duplicated.. forest in Tennesse kind of all look alike with little variations.and as you mention the season in the Rockies is very short..

oqp Only quality peopleSadly Most people young and old alike are drifters In life .

A quick rule-of-thumb that I agree with is: if a property can rent at 1%+ gross of its purchase price (including rehab) per month, then it's a likely candidate for BRRRR (providing it meets my above "main point"), whereas if the gross rent is LESS than 1%/m, it's better suited for flipping! 

Are you an investor or gambler in real estate?

That could be an in with you as the hard-working valuable person a seller or the neighbor takes a liking to and eventually goes with to sell. 

Real Estate Attorney advice welcomed or Experienced individuals alike.

BP is a great community of individuals with a like mindset: Real Estate.