I suggest you get active & join Rental Housing Association of Sacramento Valley or other LL association.  

I live in Folsom & saw this post but it looks like it has been a while since it has seen any activity.

Savannah is your best bet for buy and hold properties, but in terms of living (depending on your budget) I’d look in Effingham County (next to Chatham County, but better schools and less crime) or Richmond Hill.

One partner would be doing more of the reno side and the other would be handling more of the business/management of the property as a active vacation rental.   

Most leases have a drug and/or illegal activity clause that gives you the ability to evict within days. 

Valley stuff is flying off the market lately so I'm betting you'll be good to go!

Real estate activity; unlicensed personA.(1) In addition to any other civil remedy or civil penalty provided for in this Chapter, the commission may issue a subpoena to any person or persons who the commission has probable cause to believe has engaged in real estate activity without a currently valid license.(2) Subpoenas issued by the commission shall comply with the notice requirements of R.S. 49:955.

Going forward you can separate them into meaningful activities for book purpose.  

It's funny, the pressure of not having a paycheck almost activated a different part of my brain that became more focused, more willing to move to this area of uncomfortably when prospecting for deals and business.

Bloomberg published this article today to summarize a Redfin report that one third of home buyers in the U.S. are bidding on houses sight unseen:https://www.bloomberg.com/news/articles/2018-02-26...Most if not all of this activity occurs in hot markets.