WHEN the market corrects there will be some more losers within that specific segment and it will create more buying opportunities for well capitalized, stronger operators.At this point in the cycle it's the contention of some (me included) that one should focus on higher quality assets in well located sub-markets and further reduce risk with 10+ years of term (rate) on the debt. :) 

When I was struggling to find the next best move and looking at his last move, he said "beginner players let stronger players lead them around the board because they don't understand the strength of their own position."

Sacramento is a highly competitive seller's market, and every little thing you can do to make your offer seem stronger will help it stand out.

Save up and do 3.5% FHA or ideally 5% conventional on a 2-4 unit (conventional PMI falls off naturally and your offer looks stronger so can get better deal).

I would think pricing it just below market would bring in a stronger tenant?

This puts pressure on prices and makes the "cash is king" argument even stronger.

The buy offer was made stronger because "Buyer agrees to dispose of any personal property left in the house, barns or on the property after closing". 

The lower the Cap rate the stronger the investment grade aka Walgreens/ Target A class ( upper 5's at the moment ) tenants etc...

Just be aware if you make an offer with an inspection contingency and I (or anyone else) makes an offer without one, the other offer is usually stronger (even sometimes for less money).

I’d recommend checking them out there also some other real estate investing membership groups but I prefer the smaller size because I believe that in the meet ups you actually get a stronger connection.