I've barely begun my search but that's where I'm hoping to look - somewhere closer rather than farther away from the ocean.From your experience living and investing in the north county area, what are some trends you've been seeing? 

Hey BP, im ready to start my journey to financial freedom through real estate and trying o take the first step. i just got preapproval for a FHA loan up to 190k. i currently live in an apartment and pay 850 a month for rent plus utilities. i want to find a multifamily to start house hacking to chop my living expense down and start building my rental portfolio. i was just wondering if any more seasoned home buyers have any tips tricks or advice for a first time home buyer. some of the questions ive had are 1.)

Many speculations can be made here of course to the outcome of macro trends but certainly see major structural changes to risk profiles.

Plus, they're usually one-trick ponies (remember the nothing-down guys?)

I can't speak to the process as I have never used them).The trick to getting money is building these relationships BEFORE you need the money.  

I lived there for about 3-4 years while attending UF and find it to be a nearly recession proof area due to the amount of students there constantly (covid is a new phenomenon disrupting that trend though).

agree with @Tim Jacob The trick now is deal flow. 2 years ago you could pick those up in Belair Edison all day.

That's why I just focus on local data trends.

Investing in Columbus, Ohio has always been better but I think that trend will continue.

Investor friendly---Ability to guesstimate mortgage rate trend an added bonus but not necessary.