Solid gold right there!  

If you find one Nugget of gold....

They all think they're sitting on gold mines (and this was in 2013)...and to be honest many of them are...Anyway, I eventually just found the Santa Clarita 4-unit on the MLS.Where direct mail does work in SoCal, however (or at least where it worked for me back in 2015...not sure the market now as I haven't bought anything in SoCal since then), was for older absentee SFR owners in the outskirts of SoCal...I had several people willing to sell me their properties at a deep discount (for cash and a quick close), but I only had the cash to buy one at the time.

Takes a little digging to find out why someone is selling but a good agent worth their weight in gold if they find out why.

Honestly dude, stop hanging out with the geniuses who gave you these "controversial" nuggets of "wisdom".

Don't get me wrong, they are still great rentals with good margins but the margins is just not as great as pure rental gold mine.I am looking forward to take a Chicago/Cleveland trip sometimes next year Jan/Feb.

Unfortunate  situations can be gold mine to others...i.e There are are some professionals like house lifting companies that made absolute killing do to the EQ.Also engineers and some builders were booked it 12 month ahead of time...Shortage of skilled workers will be an issue.

Paper cash flow with gang member tenants is out.Appreciation at least a possibilityTri's or quads available...Presence of some rehab capable PM's that arent morons...I have researched most of the gold rush OOS towns... cleveland etc...

I also believe in diversification.If you had bought gold prior to crash you would have killed it.Equities and REI in bull markets.Gold, Silver bullion and cash for bear markets.Also avoid class A rental units for now till bear market returns.Build up a LOC, banks are allowing you to open up non-collateralized personal lines for cash reserves at 8% APR for those that have +800 FICO credit score at 0$ cost.

Happy long-term tenants are worth their weight in gold, so making that move before the impact of this new company is truly known is a bit of a gamble.