I didn't even realize John E. 

After priming and painting everything we realized the HVAC vents smelled like smoke...worse than when we bought because (I guess) we bought in a mild winter and the house had been aired out and the HVAC was not running because it wasn't needed.

I did a little research on 1031 exchanges, and realized there are some significant constraints (identify 3 target properties within 45 days after selling the property you're exiting, then close on one of those three within 180 days).

After dealing with tons of time wasters, I realized that I only wanted to deal with cash buyers, and ANY REAL cash buyer has NO PROBLEM showing you their bank statement.

I'm kind of obsessed with Real estate overall, and never really realized I should maybe try to do something with that obsession, until now ... so here I am.I'm in the process of trying to learn all I can about the industry (there's a lot of information) but I don't want to get stuck in perpetual student mode (which I'm really good at).

This has gone well but we have quickly realized there is only so much you can do operating on work income.

One disadvantage I see to this is tenants will realize the low prices I buy houses for.

My lot was $16k and I have no idea how I would even build for $69 a foot much less realize a $15-20k net gain on top of that...

But since realizing how difficult that is in my area I've also looked into places outside my area (Inland Empire, Central California, out of state) as well as considering buying and holding for appreciation.

I realize the importance of educating oneself on creative financing can be costly, but to gain such insight from knowledgeable and experienced investors that is absolutely FREE just blows my mind!