Home prices have steadily rose with the rest of the state (probably from retirees from down south).

For instance, towns that are mainly Republican cowboy types, or only have one real employer and whether or not it's likely for that employer to stay the duration, or can you handle renting to pot heads in the pot growing areas and deal with potentially really high water bills - you just really need to know and understand the affordable areas and the culture and job market or if it's realistic to expect to rent long-term to retirees, what's the healthcare situation, etc., etc., etc.Now, if you do your homework, and spend hours and hours of time researching and traveling there to get a feel and understand them, and you have the ability to really converse with people who may not be the class you're used to, etc., or maybe they don't speak English very well or at all - then you can probably find that you can make a profit.But, anyone who goes into this business expecting to get rich quick without having to do any work is probably going to fail anyway. 

Always nice to meet another IT retiree that went full-time into real estate :-)Hard money lenders will usually consider experience in this way:Rehabbed properties that you've exited (sold or refinanced) within a certain time (usually the past 2 years)You have to have been on title, either personally in your own name or having ownership interest of an entity that owned the property (usually 20%+)Unsure if live-in flips count... will need to confirm with the specific lender.

I have a few types of rentals, and I am mainly attracting 1st time renters with good jobs/college graduates, retirees or divorcees. 

Retiree Magnet: Florida is a popular retirement destination, attracting retirees from across the country.

Actually, now that the first wave of retirees are hitting, they are finally advising to manage the drawn down of the 401k/IRA accounts so the rmd when you hit 75 isn't so bad... 

The biggest immigration after all is still going to Sacramento, these are mostly retirees age level or Baby boomers generation moving out from high-productive-economy to more retirement-area-suburb and also new development in that area, as the area is new growth.The driving force is mostly because of high cost of living, people is moving to more affordable place. 

I've found retiree's are the best money partners once you've proven your competency in the industry. 

Generally speaking I advise people to take on less debt as they get closer to their retirement age -- it reduces risk, and provides more cashflow -- often exactly what retirees or near-retirees are looking for. 

I think of retirees, people down on their luck, and the occasional bad person.