So again:  You need discounted properties (marketing) + you need cash buyers.Pick your weapon of choice for finding discounted OF MARKET properties (I strongly suggest FBads PPC DMM and SEO), and while that is on going start posting EVERYWHERE that you have or will have a ton of offmarket properties, and whom ever joins the list now will get first dips.

Ultimately it's your choice.

Because we will be 1031 exchanging into a new property to basically reset tax liability and enter a new IO loan rather than banking on a big profit at sale, this works for us.So to sum it up, financing doesn’t necessarily make or break the deal, it’s more of a strategic choice.

@Antonio Ramos as long as cash flow is your objective, you'll have no choice but to invest outside of CA.

There seems to be so many choices and angles to go at when it comes to real estate.  

Everything else will fall into place.See here is the equation I have developed:DEALS = Traffic + ConversionNow this equation applies to everything.Any kind of traffic, what ever the methods you use to convert traffic.So it is still very general.So lets  make it more specific.Deals = SEO + CredibilityMuch better: My weapon of choice for traffic = SEOMy weapon of choice for conversion = CredibilitySo My traffic is relatively free free, my credibility is free.Do you think if people go to such great lengths to find me online and they see we are THE solution for them... do you really think they will not fill in the form just because the CTA is blue?

Spend some time meeting investors who have passively invested out of state, maybe even in Memphis if that is your city of choice, and make a plan to follow the steps of other investors who have been successful.  

I am doing what the seller wants, their choice their decision.Who are YOU to tell me or the seller what they should want?

Barbershops are a safe tenant choice.

But now that we're leaving for good, we have a choice - traditional long-term rental or furnished medium-term rental?