First and foremost you want to be a transaction engineer meaning that you will learn many niches in this business as you go along and you will probably settle into the ones that you like best and work best for you.

I definitely have a few ideas about my niche and would love to get feedback.

Many people would rather earn less than 100% of the NOI, but be doing it on many times more properties (leverage).As an example, if I offered you 15 full gold bars or 50 half of a gold bars, which one would you prefer?

If I'm going to put a lot of effort into a deal, I'd prefer that it pays off big time.

a) Getting on title is preferable, say you buy on a wrap AITD or contract for sale in California, get on title, then sell on lease option.b) You could get sales licensed in California and sell on lease option via a listing agreement and get a 3% commission. 

Rachel Syphers, you have to really decide on a niche and drill down your criteria.

Do you like them or would you prefer to get someone else in the unit?

2 Is calling preferred over mailing when you're looking at a specific property?

Today I much prefer the turn key/rent-ready approach (as do my clients) because they're easier, less risky, and there are so many goods deals out there.$20k is very low - even in many of the more depressed markets which I would strongly question looking at, especially for your first investment.

My concern is being a landlord from a distance and would prefer to move the property as quickly as possible.