Most important thing is gaining enough knowledge to be able to purchase properties that's going to add value to the next few years of my life and my kids 

I work full-time; I’m trying but I know there are gaps in my knowledge.

Most of the time they are quite knowledgable.

You really have no idea how helpful all these little tidbits of knowledge are.

The real property investment can be repositioned if it proves disappointing in its original form; it can be refinanced or recapitalized if it has too much or too e pensive debt; inflation over time bales out many bad purchases, and finally the investors knowledge, experience and abilities can be leveraged to turn around a cash flow negative property.I’ll provide an exampleThree years ago we purchased a note from a bank secured by two auto repair facilities with a large amount of excess land.  

That will get you from zero to about 80% knowledge level.1.  

I have knowledge of those states.

I'm still in reconnaissance mode... so need to collect as much information and knowledge as possible before deciding what to do.  20-80 is more of a rule of thumb and not a "magical" ratio.

You can be told one thing & the PM can continue to cover it up without your knowledge.

Thank you so much for sharing your thoughts, experience, expectations and thorough knowledge about locations.