It is difficult for me to gauge how accurate my assumptions are and lack other data points to make quick decisions.

By the time you are closing on the first property, you will have honed the fundamentalsnegotiation - it will feel like you have to think about a lot of things all-at-once, and it will all feel new. truth is, its not really that difficult, it's just the new-ness that can overwhelm folks at first. networking - talking to folks in the business and finding your voice: agents/brokers, property managers, fellow investorWe own some SFR investments, as well... but we didn't learn nearly as much buying them, as when we purchased a duplex.

The increase risk due to the instability of the area made me realize that if this property does stabilize it will have a difficult time with high turn over even if I get rents to market rates. 

Although the code required that you use a QI the industry prided itself on making the process seem as difficult as possible.   

For example, I don't want Quick books and all the overhead to balance my checkbook.

Of course enforcing this can difficult.

Both lease options and good wholesale deals are difficult to find in San Diego.  

So if I understand is very difficult to get the cash. 

Obviously they can short sale and walk away, but I've heard that lately it is becoming more and more difficult to get a "complete release" of all debt obligations.

I try to have a balance of forms of lead generation.