I see how hard a lot of my colleagues work, even in their 60s, and I want to start investing soon, so I don't have to work grueling overnight shifts when my body won't have as much strength in 20-30 years like it does now.  

Finding care overnight is tough to travel but I understand the importance. 

I ride motorcycles, street and dirt, and RV camp alot.

@Todd Camp, There is a murky line between being an investor (can do 1031 exchanges) and a dealer (cannot do 1031 exchanges). 

Then I camp out in those (not one market, many) markets until one of those properties pops up. 

So, that got them motivated quick, like literally overnight! 

I always run my STRs with LTR rents also, as my back up plan if cities change permits or cause me to switch to LTR Thank you for your response,There are some areas that still have new homes for low $300s I figure with a good down payment I can get a bit of cash flow, I know I won’t get rich overnight but when rates go down I can refinance and hopefully in the future I will be in the position to buy some distressed properties and repair them, maximizing future income. 

I'm invested primarily in the heights & airline heights(e&w of 45), a little in midtown, little in acres homes, and a little in the camp logan area.

it does not go far in good ole SoCal.2) I'm in the camp of - don't buy Condos - less appreciation, HOAs, Etc...3) I would be reluctant to buy rentals in Cali right now with the squatting issue4) What do you think/feel about buying OOS in a better market?

After George Air Force base closed, so did a lot of Businesses, Growth in the area stopped almost overnight. finally started to pick up again in about 2004 then all of the sudden home prices in the area rose 300-400% between 04 and 08...