Both have been mentioned numerous times by guests on the Bigger Pockets podcast and I have detailed notes to both books.

Regardless, you took a gamble and it didn't work out.

There have been numerous quads that have sold in off market deals, so I’m obviously talking and associating with the wrong people.

It's still is a gamble.

It looks like you're now aware you need to go back to the drawing board, so that's good].As for your assessment on the area's potential (vs negative economic possibilities), at the end of the day, you'll have to make your own investing/gambling decisions.

Or throw the dice and gamble the investment will come up roses and pay off the debt.

It's too much like gambling.  

There are numerous organizations out there and it is important to be aware of all those around you!

Both have been mentioned numerous times by guests on the Bigger Pockets podcast and I have detailed notes to both books.

It's really hard seeing how well people are doing with cashflow properties :(Other assumptions:- I have the funds to buy here in the Bay, although I don't want to gamble on further appreciation, I really like the idea of cash flow- Other than building wealth, another main goal of buying an out of state property would indeed be diversification from the stock market, which is wise in my opinion considering the crazy run of the past 7 years- I am aware there are other passive options such as investing in debt deals via crowdfunded portals, but those to me just seem a meat marketplace, plus you don't recoup any of the advantages that come with leverage, tax efficiency and building equityThanks