You were self-financing, marketing, buying, rehabbing, renting, and flipping your deals single-handedly and I remember wondering where you find time to sleep!

Single family or condo?

Find an agent wherever you are even considering, they will start sending you over properties that meet your criteria.3) I do recommend talking to a lender and getting a pre approval.

In CA, thousands of insurance related jobs have been lost as the carriers aren't even considering staying in the state.

If that is the case then why are lenders still asking me for a payment history even though " I am not obligated to pay" .

I buy single family rentals and duplexes over the last 5 years.

I was interested in commercial and investment property, so joined a mid size commercial brokerage as a broker - associate.Most brokers/agents at that time, even more so than today, did not “specialize’, at least with very specific parameters.

Hard Money is expensive for a reason... 1 and 8 is not even avaliable from a bank for short term build or rehab loans..

I have never done an out of state fix and flip, so I don't even know where to begin helping you there. 

Hey Nick,Definitely have to either work with a lender who does single asset at/below that number, or do a portfolio with a few others in the same amount.