I have 8 apartments out in Loma Linda, CA that I rent short term to traveling professionals or patients at the nearby hospital.

It is easier to learn the market nearby than to go two states away.

Look for nearby sources of employment as well - factories, malls, large education campuses, hospitals, etc.  

I can't prove anything unless I catch her in the act, which of course she won't do if she sees me nearby. 

As far as comps their is one other area that is nearby that is just four plexs.

I met a cash buyer/rehabber who will buy wholesale deals from me but in a nearby market that I am not familiar.

If your interest rates are good I would just keep stock piling cash and continue to buy more rentals. 

You can't find many 70% deals here either, that's why I invest in other cities in the state.Those looking to get 70% deals consistently just have to look at the market they're in, and may have to look at other markets nearby or even out-of-state.

Nearby homes and town homes are selling for 215k.

I could only find one such house nearby on same street, but it sold about 6 months ago.