It’s been nothing but deceive and lies! 

The critical distinction between cap rates and discount rates lies in their time horizon.

This tenant has ignored my warnings - to stop smoking in the unit (multiple times), having unauthorized guests in the unit without my permission, have spread rumors and lies about me throughout the neighborhood, and have ignored my texts (only method of communication).  

Anyone tell you different they are lying. 

NOT in any way saying you are.. but you get the point I am sure.. your tenants are your life blood so keeping them happy is more important than letting buyers who are not even in contract into the houses just to look around not like it and not buy it.If the home is vacant I suspect they are Leary of squatters and thieves and or they have been burned by wholesalers and their lies about having their partner look at the house.. which is really not their partner but is potential buyers.. very slimy how they do that.

Cause once that contractor has that money it is his, you have no recourse whatsoever in getting reimbursed for shoddy work and pictures can lie. 

However, we keep coming back to the potential that the best first deal actually lies in a property that my mom owns in San Diego.

The reason is that one wants to be able to properly avail themselves to the laws and protection of the corresponding state where the property lies. 

The answer normally lies in what your goals are.  

We've enjoyed checking out different areas within ~2.5 hours from our home on the outskirts of Cincinnati and recently saw something near the Red River Gorge that I really like and can see myself going to frequently.