Definitely more of an exception than the rule here but these deals do still exist if you're diligent and patient. 

It sounds like you two are doing allright since inventory is low and prices tend to be high just take your time between jobs and just be patient and keep on going.  

We learned to be a little more patient on acquiring anything that is presented to us.

@Patrick C. this emotional support stuff is getting crazy, but there are a few things you can do;If not readily visible, you can ask what service does your animal provide for your disability, and the certificate must be from a person that is currently a patient of that person.

Also, I can appreciate the fact that you and your wife were patient by lining up the HELOC and pull the trigger when the right deal came along. 

@Kirbi CampbellCovid vaccine: let someone poke me with a needle after patiently waiting my turn.

Quote from @Jonthan Kiser: Quote from @Alan Asriants: time in the market always beats timing the marketbuy in a solid area, focus on appreciation and solid tenant base that will take care of your proeprtyCash flow is near impossible to find.You will make your money 10 years down the line, when property appreciated, rent increased, and possibly rates went down True, IF you are patient and spend the time to master your local market.  

Be patient, be smart, keep saving is my best advice.

I don't think there is anything to lose by being patient.   

I've definitely made more money in appreciation in Los Angeles compared to out of state cash flow, however, you do have to be patient for 3-4 years to reap the rewards of the appreciation.A majority of my recommendations to investors here in the Los Angeles are if you want immediate cash flow then invest out of state if you want appreciation then invest in Southern California.