Southern California has been such a ridiculous seller's market and it's a good time to sell due to many investors both local and international (particularly China) so I'm curious what other investors are doing (going out of state?)

We haven't stayed entirely off the international map, but enough so that prices aren't skyrocketing like they are in Miami, Ft Lauderdale or Orlando.

It faced new and intense international competition, particularly from Japanese and German makers.

What are the tricks and traps that tenants can use when they pay directly into your account electronically?

Well, if you're too busy, hire a college intern, go down to the community college and asked for the business department, or the communication departmentSay to the head of the department, (and be in a business suit please), "I am wondering if you can help me, I understand you teach business or communications students, I am offering a paid internship for a short time, I'm looking for a marketing person, good with people, attractive, face-to-face work."

And I spend way too much time looking at electronic devices...I'm looking forward to learning enough to give a bit of knowledge back to this community!

I believe I can develop internal rates of returns greater than 6 or 7 percent by taking advantage of leverage and micro-inefficiencies in the local real estate market. 

We have a goal (early retirement) and we haven't deviated from the end goal while our "internal" goal has not stayed the same :)We got started as buy and hold investors at 23 with our first primary property.

We need to keep in mind in the BP forums that our audience is national, even international and what is done locally or in one or even a few states may well be out of line with the norm.

Take into consideration the 50% ownership, ROI, and your IRR (internal rate of return - including tax advantages, loan pay down, etc.)House hacking doesn't always have to mean sharing a wall or a downstairs neighbor.