I would say use part of that 49 as a downpayment on something in a B class KC area: older Johnson County kansas, blue springs, Lee's summint, gladstone.Our C class areas have bad schools, high crime, are hard to find good management, are way harder to find and keep quality paying renters, and quite often when the go vacant are vandalized costing tens of thousands.Plus be sure to factor in licensing and rental inspections in evert city, even if it does not do it yet.

so i am aware that their are by-laws elimating short term rentals in the blue-mountain area , with strict by-law enfrocemnt , does anyone have any more insight to this or ways around it. or how about if i just did long term rentals / leases . i know short term would give better cash flow return but obviously if its against the law i wont be going that route , any info would be awesome 

I live in Ocean City, MD.I have construction licenses for commercial and residential work in MD, DE, VA, and FL.

@Ulicer David villatoro this is a pretty tricky question but here is my opinion:Regardless of the Governor choice, CA has been a Blue state for some time now. 

Probably should have just done the door and kitchenette since it is just a blue collar neighborhood and nothing special.

White collar blue collar flip they are calling it.

I actually called my buddy out of the blue one day and he answered with "I forgot you can also talk on these things".https://www.biggerpockets.com/member-blogs/11993/84686-did-you-know-your-phone-can-make-calls

There are well over 8,000 agents in Metro Phoenix alone, and it's tough to get buyer or seller clients when you're swimming in such a crowded ocean.

I am getting cold calls every week, sometimes few times a week "I know its out of the blue".

Remember you are calling them out of the blue so they may not be motivated to sell at all or if they are in a tough spot they could feel somewhat embarrassed.