So you need to remember that there are about 4- 6 big box lenders that fund most of the Hard Money loans and then you have thousands of brokers selling their products and lots of times someone thinks they are dealing with a lender but they are not, they are dealing with a broker who has a lending sounding name and this broker is set up with an account at a few different lenders. 

Do you think Newsom cares more about our 2 votes or our tenants approximately 30 votes? 

I think TX and probably more specifically North Texas meets most of your criteria. 

Just someplace to think about as well.  

Think areas that survive on tourism.

Far too many get stuck in the "paralysis by analysis" stage, thinking they just don't know enough to get started.

But I think right now is the time to be ‘greedy while others are fearful’ I am still finding deals, it may be harder but it is definitely possible, does anyone else feel the same? 

I'd also think about having someone live on site to make sure they don't come back. 

Everything costs more than you think it will, takes longer than you think it will, and exit strategies of selling or refinancing are a bit more complex and difficult than strangers on the internet make it seem.

At 6% appreciation, which I think is reasonable in this neighborhood, IRR moves to 25%.Option 4) Hold on to all properties by saving $3k/month of W2 income and refinancing in a few years if interest rates decline -- Pros: Maintains entire portfolio.