Did the market soften since or was there something else at play?

There's a fair amount of owner occupants in the area.

However, when you shop around for a mortgage, you'll get a better idea of what your local lenders have for closing costs.4) Typically, they appear to be fairly accurate, however, I still prefer to get my information from the source. 

That's very fair. 

I enjoy sports, playing guitar, and the beach.I have completed the 135 hour real estate salesperson course through Rockwell Institute, and really felt like I learned a lot.

My expenses were based on what Roofstock provides which seem to be fairly inline with various percentages I've seen discussed here and other places.

I work in a fairly small, rural area where typical rental properties are in the $50-100k range.

Fresno obviously is a play a lot of people like, but I"ve been hearing about Stockton as well.

Welcome to BP @@Michael Matter Keep your eye out because Indy comes up in the forums a  fair amount.

If you had a million dollars, how would you invest in real estate for ongoing cashflow, diversified portfolio, low-risk, longterm play with minimal hassle?