Did you attend educational courses to enhance your real estate knowledge?

I don't have enough knowledge to vet who's a good operator so I passed.

Considering your situation, it can be wise to keep your 9-5 job while you develop your real estate knowledge and network.

Appreciate it @Mohammed Rahman decided to sell and move on to the next deal with more knowledge.

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

I just know I don’t have the knowledge yet to find a deal and a lower price point is appealing for sure.

As a business, a judge will expect YOU to know all the laws and legal procedures.Make a minor mistake and the judge is unlikely to give you a break and may rule in the tenant's favor.The judge will see the tenant as a consumer and may give them a lot of leeway in court, even give them borderline legal advice.You are in over your head, not having the knowledge to properly handle this.

I have personally known Dmitriy for over 15 years, and my company Marshall Reddick has referred him hundreds of clients since then that have all raved about his service, knowledge, and professionalism.

That states KNOWLEDGE of wrong doing.

Find as many investor meetups as you can as the knowledge others have are invaluable when you're first starting out.