I'm in the same boat as @Kim Rock, I was super frustrated with the agents I was working with, they would use catch phrases to respond to my questions and say things like "great deals like that don't really exist in the real world."

I would do that to have a lower monthly payment, which equals higher cash flow.I'm also in the same boat as you, searching for a 2-plex to a 4-plex, I haven't been able to find anything good cash flowing properties, but it seems like the 4-plexes in my area (Vancouver, WA) are cash flowing slightly better than the 2-plexes.  

As a fellow Californian who is also looking to invest in vegas currently, I can't help but feel that I've somewhat "missed the boat" in term of timing.

I have really begun to see just how powerful of a wealth builder real estate can be.

I am in the same boat as you my friend except I am about 5 classes away from being licensed well of course passing the state and natl exam.

We're really excited to announce a new simple but incredibly powerful feature here on BiggerPockets:If you are a BiggerPockets Pro, you can now add a video to your profile, embedding either a YouTube or Vimeo video.

It's turnkey and it would give me a place to put my boat as an added rental incentive. 

@Jason Powers It sounds like you have a decent cash flow at this time.

What happens when you run out of food, and your grocery store runs out of food, and the power goes out?

@Neil Da SilvaI would say 'history...' because the PTB (Powers That Be) tend to run the same plays, from the empirical playbooks moderne, and ancient, time and again.