@Cee Jay,If you feel that strongly about it, start lining up your funding sources now and when the market tanks, buy like crazy!

It all depends how much of your own funds you have available and whether you would be willing to partner up with others.

If you have, say three buyers that are regularly buying 3 bedroom houses in zip code 12345 and you found a 3 bedroom house in zip code 12345 and were able to get it under contract at a price where the buyer will make their desired profit, you shouldn't have a hard time moving it.You can network with other wholesalers too. 

So here is my question with a young child and a dead end job ive found myself in debt with little funds to start up my real estate investing.

Have a proof of funds and can close quickly.

Run numbers to see if my desired margin is possible4. 

The downside to Stockton is that it's not as desirable area as Sacramento (obviously), so the people migrating from the Bay Area who can't afford Sacramento will be forced to pick Stockton instead.

Turns out to get a fha loan not much is needed just 2 years solid employment and enough funds for closing costs and down payment. also a good credit score.

Thus far based on browsing on loopnet.com, Tampa, Florida and Hagerstown, MA appear to have properties available that fit my budget and desired unit size (4-10 units).

Rehab is done and in the process of doing a refinance for funds for the next one.