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.

Your insights into the importance of a knowledgeable capital partner and the potential of these projects are valuable.

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

What’s also interesting is the homes Wavemark was supposed to purchase to my knowledge have not been placed in any park (I know of 3 parks that have had zero infill).

I want to keep them separate to manage activities according to each regulatory agency.

I recommend you go visit a few times to network with local investors or find an investor friendly agent so you can gain local market knowledge, find off market deals and for things such as showings, picture taking or getting accurate comps.