Double the size of the LA area and 35 times the size of NYCI don't pay attention to these reports because it is impossible to generalize and area that big as one single data point.  

But then again retirement is still many, many years off for me, so I'm thinking my best strategy may be to bet on Southern California appreciation for the long haul...I don't plan to quit my job any time soon, and I'd take 1% greater average year-over-year appreciation over the next 30 years over an extra couple hundred bucks monthly cash flow per door by picking up property in Cleveland or Indianapolis...decisions, decisions...Let's say you were in your 20s and could do it over again.  

If you're talking buy and hold your best bet for affordability and appreciation are Milwaukie and Lents.

Looking in the Long Beach Orange County maybe Riverside, CA area.I've been reading a lot of BP post and seems like multi family homes would be the best bet going off some prices I see and house hacking tips.First time buyer so I know FHA will be the best as far as loans are concern.

They take up a lot of space and are difficult to fit in a standard file cabinet (since they're legal sized).Is there any reason at all to keep the paper copy of the HUD if you have a pdf copy?

I bet if you get your next deal under contract and post it on the marketplace here you will find plenty of people wanting to work with you. 

Its way too much trouble to count out every potential unethical job under the sun because we are all sinners and scumbags come from all walks of life, shapes, sizes, careers, colors and religions.

My though is more in line with lower entry barrier but yet good size cash flow.

Some things with bad agents are just outside of a brokerages control.The size of the disclosure will vary state to state.

In this case the seller lived in another state and through the use of bigger pocket tools you can prepare a presentation to the seller and show them that your a "sure bet".