I am not looking to pitch you but I can have connections for what you are looking for.

Conceptually you want to take an approach that minimizes your need to be on site - and for that reason I would advise against BRRRR.

House hacking is a fantastic way to start building wealth while minimizing risk.

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.

By tackling them early on, you minimize the risk of missing critical dates.In my experience, closing a deal within a specific timeframe requires meticulous planning.

The Bayport Dr deal intrigued us due to its market-ready condition, favorable purchase price, and high potential for profit with minimal effort.

Are you looking to sell some/all of your portfolio by minimizing your tax exposure and be more "maintenance free"? 

It’s also great that you already have equity in your primary residence and cash available—those are valuable resources for getting started.If you’re considering a multifamily property, house hacking could be a great way to dip your toes into investing while minimizing risks.

At least that is my experience in my market, where almost everything is 60+ years old and has un-permitted illegal work.If you just want to close on time with minimal hassle?

And, considering market shifts.. what’s your approach to minimizing risks over the next two years?