I am 18 y/o and currently trying to soak up any information I can find.

@John O. are you still using Ezlandlord forms and happy with it?  

There's software called "Rent-o-Meter" Not always super accurate but another piece of information.

Should've hired me lol:Two Single Family Homes & Duplex on a Full Acre in 95838 Zip CodePurchase Price: ~$450'sGross Rents: $3,700PITI @ 25% Down & 5% INT: $2,444Monthly Cash Flow Before Vacancy, CapEx, & Utilities: $1,256Number of Crimes in Past 6 Months: 64 Stolen License Plates2 Car Thefts w/o ownerThere are plenty of opportunities here in Sacramento, it's just that most people don't know about them or are screening way too hard based off of zip code alone.

Last but not least, if you are signing contracts to purchase and using BS escape clauses, that M/O will catch up with you fast.

Adam BartomeoHere MFH & SFH prices have not dropped, but are still ascending.Here for the last years the ratio of SFH sales to MFH sales is over 50:1  Obviously not all are investors many are owner occupants, but since 2008 there have been years where the investors buying SFH has been 40% to 60% of the market as o/o were staying away in droves.Here prices are still below peak prices of 2007/8, some areas are closer to peak levels than others. 

We're a family of 5 with the kiddos ranging from 2 Y/O to almost 13 Y/O.

Originally posted by @Elliot O.

I owe $108K on it and I pay 10% I/O to my private lender.

@Karen O.