You have to decide your goals.

I'm trying to figure out your goal say for the coming 12 months or less...Kudos,Mary   

If you offer other 'services' like Short Sales or Loan Modifications, then Property Solutions might fit better.

My agent would send me the properties that "may fit" my criteria; however, it actually does not.

But that can be analyzed in advance to get a good handle on things and see if 203k is a fit.  203k allows for as little as 3.5% down, whereas conventional rehab options require 25% down on 3-4units and 15% on 2units.Hope that helps!

Refi (Yes Dave R is spinning in his grave or I'm sending him there more quickly)  Refi and consolidate debt on one or two properties and then apply all cash from every source you got including banks you can rob and lunch money you can steal from your children to that one loan.Paying of debt is a very good goal. 

So I have been doing my research, reading and learning as much as I can about investing, looking around for the niche that fits my situation.

., What is your goal?

My goal was to find off market deals, so basically buying a dollar for .60 cents.

Although I have over the years invested in California, I am venturing out of state now as cash flow is my goal at this point.