and cap rates go up prices get crushed since A and B are renting for less money.. 

You can take participant loans from a Solo 401k, but not an IRA.

@Donald E Appleberry @Dan Heuschele I will definitely take your advice on the wait, since there is barely any townhomes or condos currently available in the SD market with a reasonable price tag.  

Im a newbie to wholesaling...bare with me lol.

I also wouldn't buy anything that barely met my criteria. 

The "bare bones" approach you are looking for is to OWN a property that brings in more money per month than you are spending to own and maintain it.

###We were one of the 1,094 that participated in this survey and we did report the following:1) We received 95% of all our rent2) We offered payment plans for those that indicated impact from Covid-193) Only one Resident has agreed to payment plan, but has not yet paid.4) All other impacted Residents have remained silent with no payments5) Policies for showings has changed to using virutal tours and narrated video walkthroughs.We will share the May findings next month.

More experienced investors are also encouraged to participate as they will also get something out of it and will help facilitate the conversation.

.), it's looking like we probably won't barely even hit .2% fatality rate.

I am still listening to podcasts, participating in BP forums, read as much as I can and keep a close eye on the market.