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I'm a novice and therefore don't claim to know much, however, I'm torn between purchasing relatively local in SoCal once I move to FT Irwin, or investing out of state in TX due to their landlord friendly laws, continued job growth, and lower entry prices (assuming not in the heart of Austin or Dallas). 

In the meantime, see if there is an agent in your office that is slow that could handle some of the paperwork/listing entry/transaction management for you on a short term contractual basis.  

@Victor So just letting you know that your website is requiring entry of credit card data before allowing access to any other page.  

It's just fun to build your own machine that begins to work for you and support your own efforts, and the barrier to entry is extremely low compared to other business ventures.  

Some people must invest out of the twin cities because they want to still invest in a metro market but not in one that could potentially have high cost barriers to entry. 

Hazard crew because asbestos mats were thrown on the floor of entry doors?

The cashflow outside of San Diego is far better and the cost of entry into the real estate world is much cheaper in other markets.

The Groves entry level training is $20K for 3 months, but if you want One on One training from them, it costs much more.Quoting Jay: "although Sub too is a very narrow niche and not all that complicated frankly." and again Quoting Jay "But you can go to a good closing attorney in Texas probably spend no more than 500 to 1000 bucks of their time and they will walk you through the transaction.. its really quite simple..the hard part is talking people into doing it in the first place"Therein is the trick isn't it?

Our value as agents isn't simply as data entry clerks, but for our knowledge of specific markets and specific submarkets.