I am unfortunately in a very compact region without a REIA or similar organized gathering.

I pay $1.20/sqft installed for the vinyl sheeting above + shoe molding...no hassle professionally installed by a regional company.

I'd pay particular attention to the unique specializations between the types that @Joel Owens  called out.The typical leases and LL responsibilities will vary WILDLY between these two asset-types-- in fact, I think I can safely assert that they're at the opposite ends of the management-control and responsibility spectrums. 

The unique part about being a portfolio lender is that each organization develops their own lending policy that allows them to specify the type and terms of loans that they lend on.Your best bet is to call all the community banks in your area, present the deal to them, and see if they're interested.

A true 'bubble' would be at least State-wide if not National.Your concerns for the Bay Area are well founded however and tightly coupled to Tech jobs and regional job growth.

The Sacramento region is positioned well for the foreseeable future.

I understand that the differences are often regional and that the cash flow definition is pretty straight forward.

I'm planning on talking about the opportunity (size of the market), my skills and why I would be able to bring a unique value to the industry and also how much I need and what I would do with it and how much money I think that I would make in the first year. 

I'm a newbie in the Atlanta region.

Unfortunately, all estimates you get from someone other than a contractor or walking and estimating yourself will be somewhat broad spreads as labor and material costs vary by region, contractor, economic cycle, etc.