David Greene always tells us that purchasing a property in Cali should be the first objective (ideally a househack), only go out of state if you exhausted being able to purchase a house in California first.  

Your money was sitting in a savings account and being belched out of the exhaust of your truck because you were more worried about your car than your money.Have you ever stopped to wonder why you're a "car guy"?

@Jeff Sechrest I tend to agree - if you’re buying homes in the $2k to $6k range that are already 90%+ depreciated, your payback period on your cash outlay is probably 2 years or so and then you have cashflow until the unit has exhausted all of its value.

PPS I've done deals in at least 20 other states with students for about a decade now so I can assure you we've exhausted this issue.

I'm exhausted just reading your story though.

From your post, it sounds as if you've exhausted your cash putting 25% on ready-made single-family rental properties.My suggestion to you would be to study the BRRRR method and link up with investors and wholesalers in your area.

However, the guaranty would only apply to the specific property after the lender has exhausted getting funds back after a foreclosure - so its less a worrisome guaranty than if you were just overall guaranteeing a business loan, since the real majority of the collateral and recourse is going to fall on the property

We also make sure there are exhaust fans tied to the light switch to vent the moisture out of bathrooms.

I’ll be wrapping up an Associates this year and exhausting the rest of my GI benefits to get a bachelors over the next 2 years.

Your the most exhausting blowhard Chris.