Completely agree with you on the long/short term of those 2 metro areas and about the impossibility of a perpetual rise. 

Some people have told me that the value of a commercial classification is high, and it is very hard (almost impossible) to go from commercial to resi, but easy to go to resi from commercial.

That will likely be an issue, as when things pop up its almost impossible for you to handle them in a timely manner.  

Taking into account vacancy cost, maintenance reserves, property management, etc. on top of your mortgage, insurance, property tax, it will be difficult (not impossible) to find a property in Tracy that breaks even at best unless you put in a substantial (as Alpesh mentioned - 30% DP).

After a while I started to notice the same people started to attended the same groups making me feel it's going to be impossible to find a mentor.

So far, I have found it impossible to get reinstatement amounts as a successor in interest.  

I refuse to do so though, but it feels like I am just spending money (that I don't have much of) on something that seems impossible right now.

Things that are impossible to accomplish at the time, just aren't meant to be, determination alone is not enough. :)   

If selling to an OO, make sure you're familiar with your state's SAFE ACT implementation, as seller financing in some situations may be complicated or impossible.

Its almost impossible here to apply the 50% rule with the criteria.here are the details of the deal:House was new to MLS. they had multiple offers in 2 days.