And counties and cities are tightening the rules all the time.

Hey @Harshal Hiray, people still travel there and spend money.Property prices are high and there are a lot of competition.With interest rates the way they are and lending is tightened up, it can be tough to find a cash flowing deal.

I'm looking for ballpark insurance quotes in order to start tightening up my financial projections, are there any recommendations for investor-friendly and knowledgable agents in the Sacramento/NorCal area?

So going to multi family would just place too much strain on our lives.  

There will be no benefit in you getting involved and it will likely result in strained relations.

I am planning to do my next deal alone or with a new partner, since this past experience has strained my relationship with one of my best friends, and we are not ready to try another investment together.Houses in my area are in the $350,000-600,000+ range.

There was a lot that I already knew but it helps to hear it again and get inspired to tighten up operations.

From my outsider perspective I would agree with you that the Memphis market is tightening up some, but I have to go with Chris Clothier on this one and say I don't believe Memphis is going to be drying up completely any time soon.

The mortgage payments are becoming an increasing burden and have strained us financially.

All in all if you can create positive cash flow, buying and holding is something that you want to do, it's not going to create a strain financially as you look to move I'm all for it.