Also hoping to find how active the local investor community is and where they interact.

Who in their right mind considers (or encourages!)

I encourage self-managing where appropriate, but I would not suggest giving unsupervised access of an unoccupied rental unit to a potential tenant under any normal circumstances.

I used to help my Broker with REO's a long time ago and I remembered they would encourage owner occupants with financing to purchase.

I would encourage you to look in Citrus Heights or Fair Oaks.  

My point is that some people may be encouraged by thinking "If they aren't convicted, it's all probably okay and I'll take my chances." 

I knew based on my interactions with them that I had stressed them with the bump in rent but they understand and probably looked at moved but say my place was better and a better value then anything else out there.  

I think direct interaction with active investors will be the most important as he probably has a lot of negative ideas associated with real estate.

Thank yall for the help and I really think I would have talked myself out if it wasn't for the encouragement.

I started talking with a realtor about a week ago and was assured that she was the investment specialist in their office. She said she works with lots of investors and would love to help me find my next investment. I ...