Hello Lisa, I have found that purchasing rentals is a great mid to long term strategy.

I anticipate taking the test in the July/August time-frame.I've been doing these mailings since mid-January and I'm trying to find ways to shorten the time to my first deal.

Looks like you're in my neck of the woods (OC).I agree that there are many great deals in the mid-west.

If it is only only in the mid day it probably won't cause someone to move out.

Those mid to top tier properties all over Georgia I feel are still trading at 2009 to 2010 levels.

Both Ben and Josh (if I heard correctly) said that they are more fond of what I term as "mid-multi units."

And lets not stop there, 2% rule doesn't apply here, 50% rule doesn't apply here (actually not sure about 50% but you get the point), basically any rule that works in mid-America doesn't apply in California.

Moreover, even if I did, I strongly prefer to first exhaust the owner-occupied financing option before changing strategy, and of course use my capital for other deals, especially because I do intend to occupy one of the 2-bedroom units (the other three units are currently leased through mid-2014).

Rob: I had tenants last year {recent immigrants from a far warmer climate than Canada} who liked to keep their house in the 25 - 28C range ... about mid-January, I received a call from my panicking tenants who had just received a $400.00 hydro bill {outdoor temperature had not gotten above -10C in a month}.I went over to re-programme the thermostat {as it was when they moved-in} and brought them sweaters.

what happens if the market decides to change direction after summer and I'm in mid rehab on a property that was AT market value on purchase b/c everyone and their mom decided to be an "investor" of the month??