When the market dips there will be opportunities to buy and you want to have the resources to make smart purchases.

If there's a big enough dollar value, you can also look into investing in the brand new "opportunity zones" but you wouldn't live there.

I'm looking at doing an ADU up in the Napa Valley, it seems to be a good opportunity right now for areas with restricted housing supplies and steep prices.

I have an opportunity to provide closing cost financing/down payment on a deal and not sure what criteria to add to protect myself as much as possible. 80% financing from hard money lender and rest has to come buyer.

There seems to be opportunities in the low to mid price range, Not sure what your reference to Seattle is, do you plan to invest there or are you using it as a comparison to the Stockton. 

Now, my boyfriend has been offered an amazing job opportunity and we will be moving out of state at the end of the year. 

Sounds like a great opportunity. 

I've joined the local REIA, created an LLC, and am thirsty to learn all I can about the aspects of real estate, deal structuring, and how to analyze and take advantage of situations and opportunities as they present themselves.I'm focusing on generating passive income for our family, and pursuing a level of financial freedoms. 

My time is too valuable and there are many more fish in the sea to waste trying to make/help someone qualify. 

Also, your preference of location and condition may restrict your opportunities if you are too picky.