I was in negotiations on a place in Orange (317 n oak), but ended up not proceeding because it was a bit far away and the return was a little lower than I'd like.

Now I need to have the plumber chip concrete.

If you are willing to go to B neighborhoods, check out Carmichael, Fair Oaks.

My husband has a long-term tenant renting a SFR in Oak Park, near McClatchy Park.

You just want to keep chipping at your goal, stay at it, stay focus, stay determined.

@Rick Oaks- thank you for the feedback and advice.

In Snohomish, I am finding BRRR 1%+ rule properties in Oak Harbor, Mt Vernon and Arlington.

Fir Cedar and on the east side of the moutains Pinesome hard wood but mainly alder with a tiny bit of Oak.. nothing much else in Hardwood.So we of course have all the big dimension stud lumber mills.. they all have log buyers.. so we contact a log buyer to get their delivered log prices.. then we know that we can log for about 250 per MBF camp run to the mill.And then we know for example right now domestic fir is bringing 800 per MBF camp run which is pretty much an all time high... so we know there is a 550 delta.. now then you have stumpage.. the land owner will want a stumpage price for the logs which is generally about 200 to 300 per MBF  leaving a net profit of 200 to 350... now some will do all this for a 50 to 100 MBF net profit.. just depends on the stand.. 

If you jump into a market which has already seen massive growth and you are not cash flowing.... this is the easiest way to lose money.Just because San Diego is blue chip does not mean it is bullet proof.  

You need to stack some more chips .