I enjoyed the process, but rates are very high right now. 

However since the purchase is high, mortgage on a 7.12% interest rate for 30yr rate plus HO insurance etc is about $4300 a month. should I follow that 25% rule or not.

I did a quick search in your general area and found this listing in Lambertville (not right next door for you):https://www.redfin.com/NJ/Lambertville/92-Swan-St-08530/home...Take note that they bought it for $197,000 in January and now have it listed for $499,000 - which might be kind of high, but gives you an idea of what a flip looks like in your area.

Overall, the combination of a thriving economy, vibrant downtown, and natural amenities makes Greenville a highly desirable place to live, driving up demand for housing and contributing to its sustained growth.Could the Upstate of South Carolina be the place for you to invest?

Since then I came across Grant Kemp & Dan Diaz and they've solidified my Sub2 & OF skills.Learning from a mentor hands on it the best way but if you can't find one I highly recommend Grant and Dan's course and that you follow them on FB & Youtube.GL and Best Wishes,Chavel

Averaging about $2,300 to make the swap, this is a home improvement worth looking into.Garage door replacementKeeping with the trend of exterior improvements with a high ROI, replacing a garage door is very high on the list as well.

Sales prices are extremely high, rates are high, and rents haven't caught up.

I'm a fast learner and highly motivated to soak up all the knowledge I can. 

I am not in LA, but since it has been two days with no local answers for you, I have some tipsWhat you want is a high volume landlord tenant attorney.

Did you do a Listsource grab of properties with high equity or you had another way to coming to that conclusion?