You pretty much confirmed what I already knew would probably be the answers, but I still thought I would seek opinions, so thanks for taking the time to answer!

My personal opinion is that you are spending too much of your own time rehabbing your properties yourself.

Michael, in answer to your original question, it's my opinion that that managing rentals yourself is not very time consuming once you've got everything set up.

Anyway, my opinion.... deal with the facts.

Very generous and in my market 14 day inspections are having a hard time being accepted and 30 days inspections are just a waste of time.The minute your contract is accepted you need to be on the phone with your contractors scheduling walkthroughs asap. 14 days is more than enough time to get anything done due diligence wise on a flip or a small SFH rental, in my opinion.

The economic analysis reports on if/when Boeing leaves would leave the market stagnated, and in my opinion devastated.

Being so new I would the more experienced opinion of the wiser BiggerPockets community.

Being so new I would the more experienced opinion of the wiser BiggerPockets community.Here is my dilemma:I live in Northern California where house prices have hardly dropped and my community has currently 1 house below the $400,000 price.We are near a University and the rental market is always busy.I'm currently looking at two houses.A Duplex that rents for a total 1700 / monthA Fourplex with rents that total 3950 /monthThe duplex, I'm thinking of offering 215k bank wants minimum 235kFourplex I was thinking of offering 400k Banks wants 465kAt these prices my calculations don't seem to cover the 50% rule.I'm doing FHA or Conventional with only %5 down.Doing my calculations, at the prices they are asking I don't even get a Cap Rate of 6% or the 1% rule.What do you guys think?

I hope to hear your opinion on these few more questions.

It's not starting to pick up, it has picked up, and the growth can be viewed as unsustainable in my opinion.