This deal doesn't meet the 2% or 50% rule of thumb, but it has positive cash flow and is in a growing market, according to the latest 2024 Top 100 data from BP. 

The zoning changes will make California a hot real estate market.

Overseeing tradesmen while they work on your properties sounds like material participation to me.

Do this quickly because some counties have a time limit on when you can appeal.I recommend you research the market for:- Comparable Property Sales- Condition of your property, including anything that may affect your property's value- If you are really serious, an expert appraisal may be worth the effort.

I have been investing in the Las Vegas market for a couple years.

Higher DemandThe rental market is shifting.

Being in the Austin market gives you a great advantage since it’s such a hotspot for investors.

Look for motivated sellers off market and market via cold calling and or direct mail, geofencing, advertising and the like.A good wholesaler is as @Ericka Parrott mentioned, direct to seller, did good underwriting and can deliver an actual "Deal" whether buy and hold or flip. 

DFW is a fantastic market for multi-family investments, thanks to its strong job and population growth.

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)