Their "Selena" which is foreclosed by Arbor is in east houston near ship channel and definitely in "theHood", their "Sophia" is in Greenspoint aka "Guns-point" and you can't get food delivered there without a police escort.

I also think there will need to be a solution found in the middle ground because there is a value that buyer agents provide to help buyers navigate the legal complexities, and I'm sure that a large portion of buyers are going to chose not to have an agent in order to save money.

We live in the middle of nowhere! 

I'd look at Roseville, Folsom, West Sacramento, Elk Grove, or if you buy in Sacramento, buy near hospitals, or in the better areas, Land Park, East Sac, Arden Park, etc.

There's essentially no LTR market as it's in the middle of nowhere and the town is pretty picky about keeping property values up so you don't have a bunch of trailer parks or apartments. 

Quote from @Michael Baum:It's definitely a fair market rate in my market and the North East, but thanks for your opinion! 

Looking to wholesale mainly in the greater east bay to get started. 

Tenant is in middle of the lease and has paid on time until this month. 

There's no written operating agreement, so can I hope the city will split the equity minus expenses down the middle and give me credit for what I've already put into it?

I am in the middle of reading your book and I am trying to figure out where I could get some financing from for my first flip any input that you have would be great!