Just beware that it's not easy to predict the future so research those growth assumptions.

I am having a dilemma in finding a cash flowing property in Socal within resonable driving distance from my work..most everything is around 450k-500k for a 4 unit and being an owner operator in at least 1 (FHA guidelines) isn't going to net me cash flow...I have been getting very anxious because I fear I won't be able to acquire something that will be a good investment...

Then start finding deals on your own - driving for dollars, etc and bring those deals to these same wholesalers.

Concrete drives, patios, foundations, etc.

I'd say though if you have $100k-150k, you could buy a newer property in a higher growth market.

You can drive less than an hour and find great cash flowing rentals in the Baltimore market.

Get those min bids, work quickly to whittle down the list to the ones that fit your criteria, research those homes best you can in the internet, drive by them and go bid.

Working with an HOA would almost be as bad as leasing any of these cars, driving under constraints!

In my newbie opinion, the biggest bonus for having a real estate license would be getting access to properties without needing to coordinate with your agent.As an example, driving through a neighborhood and spotting a vacant house with a for sale sign on it.

So i was driving back from the lady's house today and decided to check out this house that had a crew working on windows.