if your immediate area is too expensive, i'd pick a couple markets between 1 and 3 hours away, learn them, go to meetups, look at properties, get connected, research strategies, walk them, narrow down to 1, repeat, etc.and if that sounds like it's too time consuming or something you're not interested in... no worries. 

I have heard several podcasts about the importance of a solid tax strategy.

Hello, I currently operate a rooming house, and the insurance cost is going up every year, and it is getting ridiculous.

Its a great strategy the most sophisticated investors use when the market dynamics changes.

Your “rent” is going to be the landlord’s principle, plus taxes, plus insurance, plus their mortgage interest, plus profit.

If you do this you'll have a huge pile of money that will allow you to pursue whatever strategy you want very quickly.If I had to do it all over again, I would buy a personal residence as soon as I could, probably house hack, then buy a new personal residence as soon as I had the money for another down payment then turning the old house into a long term rental.If you're just starting I'd also recommend listening to the Bigger Pockets and Real Estate Rookie Podcasts.

I think now is the right time for my strategy.  

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

@Kathleen Andrade My insurance company won’t let me rent to college students of any kind.

What are some companies still insuring rental properties in Orange County California?