More than anything, I think they keep smart people on the sidelines because they think there are no good deals when they are really comparing apples to oranges. 

Can someone recommend an architect in California/ Orange County/ Los Angeles area.

Investment Info:Small multi-family (2-4 units) buy & hold investment in Orange.

It also still pays to do some leg work mentioned by @Wayne Brooks.

All the heavy lifting is done for them...here you have had to to a ton of leg work....hope it works out well for you!

I really do think the best approach is to find someone to partner with and do the leg work for their capital contributions.Alternatively look to friends and family for cash contributions and form an LLC with them.

They had guys changing the meters around here that went to a two week class, and they had no clue.Pretty easy to lose a leg in an old meter socket that has been disturbed.

I can't remember where But I heard Anchorage is a 3 legged stool, Oil, Military, and Tourism (if I'm not mistaken).  

There is a local, free Orange County meetup that meets once a month primarily for networking.

I would like to find a partner that would fund a deal and I do all the leg work.