op=agent&act=webp...Kelly Upchurch is a broker-owner who use to be my broker-sponsor and assisted me in my first ever probate retail sale.This is her website: http://stonebrookrealtygroup.com/And Megan Laherrere is also a broker-owner and can be contacted through her website:https://www.megansellsplacer.com/All three are also investor friendly and yes, there are programs for the first time home buyer(s).On a side note the town of Pleasant Grove is in Sutter county but within the geographic area of Sacramento county.All three will be able to answer all your questions. 

They're so busy they don't have time for BP or networking groups, but some have been around for decades.If you meant geographically, I'm sure there are investors in all 39 cities and towns of RI, though the ones on Block Island may be a little reclusive ;)

I have been interested in buy and hold properties for some time now, but have been reluctant due to the feeling of not being in a stable location. 

Did you ever locate one?

This is similar(ish) to trying to predict gentrification trends with new Starbucks locations.

As I said numbers do not tell the whole story we need more info on the property and location to make an informed decision. 

They've set guidelines for their comfort levels on things like:  Location, Property type - SFH, Multi-family, Apartment complex, commercial, other - etc. 

The property is located in CA in a multi-unit zoning.

One idea I've come across is to refinance out of my current FHA and try to get another one with 3.5% down, but I'm not sure how plausible it is to get another FHA Loan without an increase in family size or geographical job change. 

My monthly payment which includes T&I is $579.33Balance is currently $48,368The house is assessed at $91,700 for tax purposesHouse sits on 2 acresHouse is approximately 1,500 square feet, 3 bedrooms, 1 bathThis house is located in the countryThe house is old (50+ yrs) and the septic is a conventional system.