If the real property is in CA, you're definitely doing business in CA.Most likely the state where the property is located is where lawsuits would be brought if they are something for personal injury like a trip and fall or something of that nature because the “cause of action” arose in that state.

Hi all,My goal is to buy my first investment property in the next 12 months - house hack a small multifamily in or near Tempe - if the numbers work. 

In which case, I suppose you can find the money somewhere else and not risk the house you live in.

Whenever you subtract inventory and reduce the housing stock you get the adverse effects you'd expect.  

I personally have never known a bank to sell a property off market.

I think this might be a low point because the Canadian government is trying to pump the housing market before the election next year by lowering rates, relaxing mortgage insurance conditions etc.

Open to out of state investing - consider buying near some of the larger military bases and take advantage of military personnel utilizing their housing allotment to pay rent. 

Something about 80+ houses having major issues due to possible negligence.

Another great resource is personal website/blog.

Locals who live there and are right on top of these lower end units can make a go of it but out of state very tough unless you buy above the median price point of a given MSa and in the best school districts full stop.. this is where your best tenants will be.. houses are interchangeable.