Maximizing cash flow is what appeals to me the most, as I feel like it could definitely be a good crutch to help support the financing for my future deals - but if Sacramento isn't the best market for maximizing cash flow, does that mean I should just jump right into out of state investing?  

But I can see the appeal it could have especially if you're already stretched thin on your rehab budget.If you're really interested in that I can hook you up with someone who knows those programs inside and out.

The idea of doing a light rehab appeals to a lot of investors, but I find that these deals don't provide the type of discount to make a BRRRR strategy work properly.

The yard needed a lot of work...I had some landscapers and other professionals work their magic to give it more curb appeal.

I have been hearing the local radio mention "staycation" as the way forward, as travel isn't appealing to many. 

There are several styles of investing that stood out above the rest, those include house hacking, BRRRR, buy and hold, and most appealing, multi family housing.

Neat yards increase curb appeal dramatically. 

If you're not sure, a good way to tell is if your area already has an appeal of being a vacation rental area (think of like a myrtle beach or Asheville NC)?

My rentals are slightly above average 3/2/2s in nicer areas that appeal to a broad audience.

Having it seasoned with a servicer will make the note a lot more appealing on the secondary market and help you get that 80-85% you're looking for.