The key is doing good analysis on the rental market and finding a good property manager. 

The key is if someone is lending from a SDIRA to leave reserves in case the borrower defaults.  

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

@Cole DobbsIn addition, I may be able to help you and connect you with some key real estate investor players in the Houston, Texas market since I am an Investor myself that have done most of these real estate investing strategies and also an investor-broker who has helped over 400 investors like you. 

Knowledge is key 

Real estate is still a prudent choice, but the key is adaptability.

Have you considered Turn Key properties? 

Meeting critical dates is the key to nailing a successful closing.

And Stay consistent, wholesaling takes time, but the more deals you look at, the better you get.As a fellow wholesaler working to build strong relationships and find good deals, I can tell you that being honest, doing your research, and staying patient is the key.

After a year or two we intend to buy a larger property in the same area and partner with some friends on it but I do believe a boots on the ground person employed only by you is KEY to executing anything if you are not in the country yourself.