I console myself with the fact that compared to higher education that is relatively cheap tuition. 

Their commercials seem higher quality than the no on prop 33 commercials (who have similar budgets but from much more sources).Hopefully voters educate on this and strike down this proposition for the third time. 

Best thing to do is avoid the higher DTI debt to income, claim one as investment and use the rents to offset the new purchase. 

Maybe seller holds a 2nd, maybe partner with someone, maybe get some F&F (friends and family) money, maybe offer a higher rate for the 2.5 years the 2nd is outstanding. 

Thanks  Section 8 is typically going to be on the higher end of market rents for any given area.

I would assume a greater emphasis on quality of materials and workmanship (and consequently higher rehab cost) for a rental where the investor will have to deal with the longer term implications of any corners that were cut.

Of course I always approach the market with a higher rent value. 

My conversion rate was higher because they kind of look like a wedding invite.In regard to lenders, join meetups and local facebook groups and ask for referrals.I’m doing larger commercial deals now and found I wasted a Ton of money on direct mail.

In this type of area having just 1 or 2 properties is ok because your tenant base is higher end and more stable. 

That's even more so now that prices are higher.