A single mom of 2 I seldom have a job and I like it that way.

I have a listing priced at $2450 (4 BR, 2.5 bath).I am currently focusing on 1 applicant who makes ~100K in her current job for 25 years, excellent rental references for past 9 years but my rent is $800 more than her current rent and she already acknowledged that she is pay check to paycheck. 

@Ariel Gonzalez --I bet that if you scheduled a meetup, people would attend.

As for your recommendation, saving up money, minimizing almost all of my costs, and working multiple jobs has been my mojo for quite some time now and I am simply preparing for the time to find a decent property in a decent area to invest in. 

I have a good full time w2 job so coming up with a down payment is not an issue.

In Reno, NV there is such a supply constraint because of geographic limitations and an influx of tech and manufacturing jobs from CA rates at 5% will cause a buying frenzy driving prices even higher.

Schedule showings at different properties in any of the areas you have interest.

They have to report that on the Federal Depreciation Schedule that is required from year to year on your property anyway.

I'm also going to work on a schedule of my posts to work on my consistency.

There's so many catalysts for population and job growth (Intel, Honda, Amazon, Nationwide Hospital, etc).