The town has an oil refinery and lots of local middle class jobs.Now here's the other side of that.

I'd build a nice position in oil.  

A lot of snake oil salespeople out there making big promises to get at your money.

And that's why google has everything from oil change to doctor office on its campus...  

Most people who talk about those tricks and shortcuts will try to sell you on their "tried and true no money down rags to riches in 6 months method" or whatever, and they're making money on selling advertising on their website, books, seminars and snake oil but not actually real estate.

I worked on Oil Tankers and we had a Chief Engineer 40 years ago, who would give his Agent $5000 to buy one more Rental House in Seattle when he got off each ship.

H's W-2 job is in oil and gas.

CA  Sacramento area .. plus got back end equity.. but I had already been a top producing Broker for a decade before they let me work with them. these guys started small doing garden apartments in Sac... 15 years later well over a billion under management .. we had MF  adult care MHP   land developments ( my specialty)    Anyway.. by the time these companies are going they have full on PM  they have 20 employees they have a sales and marketing department that also doubles as customer care.. they had over 5,000 investors.. why I will never personally do this.. is when things changed and the MF started to leak oil and lose value.. it was a nightmare and I watched these guys implode.. so who needs that stress not enough money in the world for me PERSONALLY to take sponsor risk .and last thing i would do is invest with someone with very limited experience in the space.. you have no controls as a limited.and things have peaked a lot in the MF space.. most guys i know that do it have to look at hundreds of deals to get one. do you have the bandwidth to do that.. can a 15k class teach you all of the above. ????

Not surprisingly I had to press them for some of the less favorable information, such as oil bill records on a house that was poorly insulated with an antiquated boiler. 

The Price of oil, declining cad, massive personal debt levels , insane housing prices etc etc...