But the good news is that the market is healthier and financing is easier to come by (HML are generally cheaper than back in 2009, conventional is way easier to work with these days) and many of us have a little extra money to invest. 

@Courtney M.Remember you are even as a savy investor in the end are part of the larger investor eco system.

It doesn’t matter if that is starting with 5 push-ups a day to be healthier, spending an hour with someone you love, buying someone lunch or a coffee, or making an offer on a new property.

There's some great investor clubs you should look into that's offering Zoom Meetings etc that would be a great for you to network and get familiar with the ecosystem. 

The city has a growing entrepreneurial ecosystem, with a number of business incubators and accelerators that support new businesses and help them grow.The median home value in Fayetteville is $133,300.

The underlying mortgages these days are much healthier than 10 years ago.You live in Los Angeles and certainly your gut feeling is that things are getting heated.   

Milwaukee is sitting on some of the most affordable housing in the country, is adjacent to one of the largest freshwater lakes in the world, has entertainment & food that rivals every major metro, it's sports teams bat way above average for a small market which attracts hundreds of thousands if not millions of people here annually, economic development has been happening at a level unprecedented since the '50s (we are breaking ground on the world's largest mass timber building in June), has a tech ecosystem on the ground floor of attracting major talents with partners from the fortune 500 companies in town... this run-on sentence has gone a bit too long, I'll stop here.If you are looking for the days of the 2% deal, they are over. 

Depending on the size of city (likely not with an ecosystem the size of Dallas) it's not crazy to think they all run into each other from time to time.Anyway, as a Cali out-of-state investors, I think this is all a moot point. 

New job aside, my qualms about the $400/month rent ecosystem aside, you really have to (in my opinion) make an offer based on how the property is performing today.  

I'm a long time Brad Sumrok (note, "rok, not "rock") student; he calls it the Eco-System, I like to call it Sumrok University.