Consider the following:12 unit in somewhat rural Wisconsin, 6 separate duplexes on one piece of land, priced at $849K.OM Insurance cost: $6200 (seems high)Broker proforma: $30001.25% - 1.5% rule from @Juan Vargas: $10,612 to $12,735$250/unit rule from @Gino Barbaro: $3000The WI apartment deal isn't a traditional apartment building so I tried it on one more building. 

I priced a home too high once and I wasn't getting anything, once I dropped it to a certain amount I had leads coming every day to see the home. 

Vinyl plank flooring is affordable, easy to install, and resistant to moisture and wear, making it ideal for high traffic areas like stairs.

.- Living in Southern CA, makes it a bit of an issue due to the high cost of homes which is why I was looking at alternative methods. - I read Paces' "Wealth Without Cash" and am interested in Pre-Foreclosure opportunities. - Whether it be a house hack (currently live with parents so would prefer to rent out if it is viable i.e. it not being a primary residence) or a sub-to.

But of course section 8 tenants I am assuming will require more work.I am try to implement some of what Dr Joe Asamoah has implemented see you tube video below.

Im willing to find a risky play with high cashflow.

Since you are just starting out, try watching some videos from Mike Zuber at One Rental at a Time, @Dion McNeeley, and Millennial Mike on YouTube.

Add a Smart TV or a Roku device to the list, along with a charcoal grill.  99% of my renters are guys with a high school education making around $2500/week. 

Don't get me wrong, you could do fine in Redding, but you might get high-maintenance tenants - in a different way than students would be. 

Based on personal Experience from BP Members...Any feed back will be highly appreciated..