I would do what @Mike Grudzien says and talk to a knowledgeable attorney on this.

They completely wasted my time due to lack of knowledge and organization to my file; then changed their offer as if I had no other choice but to take it.

I had zero knowledge when I started, now I'm a full time investor enjoying life, so yes of course I can say it's real :)

Have invested in ABQ with first purchase in 2020 - and that was based on my knowledge as a film/TV friendly area and affordability.

Reason: I signed a new job offer at a nonprofit yesterday and having extensive knowledge of the real-estate market in Philly would be very helpful.

Did you attend educational courses to enhance your real estate knowledge?

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.

Need to know knowledge.

I just know I don’t have the knowledge yet to find a deal and a lower price point is appealing for sure.

I agree with what others above said, that having a reliable, honest and knowledgeable team is the most important thing...more so than perhaps the location.