It's such a rock solid neighborhood -  16 min Metra/30min Blue line to downtown, 94 and 90 access, bus terminal, and a disproportional amount of city workers with good incomes and families.    

I’ve been sitting back reading this site for a while and see that several of us (especially on the West Coast) are in the same boat.We’re inspired to pursue Rich Dad’s dream and started by reading books, researching online and reading / listening to Bigger PocketsWe probably have some money, but not the kind that goes very far in Southern CaliforniaWe curious about investing out-of-state but may not know which market to choose or who to trustWe feel a bit overwhelmed about the different options and can’t pinpoint where to startA lot of that sounds like me too!  

BP pro members get access to lease templates for several states, but my realtor actually gave me her lease that she uses with her tenants, and since were both house hacking it appears relevant to what I'm doing. 

I was preparing online lease agreement for my first tenant, and made a mistake.

I don't have access to his book but I find it hard to believe he bases his model on a 50% cash-on-cash return.

@Michael LarsonGreat to have you I'm new to real estate investing also you teach me I'll teach you along with the rest of the community online

  ( Nor, has any other landlord that you personally know) Then, tell her that she and her daughter should research online.  

@Stephen Meche Just be aware if you push back too hard they can easily go online and get an emotional support animal letter and you will loose the ability to charge an additional deposit, evict, or do anything else other than say "ok, you win". 

From reading books like Rich Dad Poor Dad, and other RE investing books, taking online classes and courses, going to meet-up groups.

What in your experience are some of the best online tools (paid or free) to analyze rental properties as well as flips?