My coach says to move by the speed of instruction, but I'm not sure if my own market of Sacramento, California is worth spending a lot of time and money in, especially for rental properties.

I'm getting my finances in order now so I can buy the house that I've been renting from my in laws and will have instant equity.

My question is around requiring other occupants of the house who are not paying the rent to fill out an application.

For that, open to a house hack.

And let me tell you spec loans from banks dont grow on trees.. especially for guys like us that are not in market..

You can find properties in the price you indicated but they have historically appreciated less than inflation, they may attract poor tenants, they likely will have poor rent growth    Or house hack local market and need at low as 3.5% but easier at 5%.  

Looking to build 2x 1800 sq-ft houses 

Also as noted above, some markets being saturated. 

Looking into the south Jersey/Philadelphia/Delaware market,  any other first times out their beginning their research? 

I just replace the whole house with laminate floors.