I contacted a few contractors in my area to have them give me a ballpark estimate on a few potential investment properties so I could run the numbers. Unfortunately, each of them wanted some fee in order to give me a ...

David this list is quite flawed96 though 99  is Stockton modesto fresno Bakersfield  LOL.. not exactly garden spots..

Unless you get some once-in-a-lifetime off-market deal.Here in Sacramento and the Central Valley (Stockton, Modesto, Fresno) you can expect 0.60 - 0.70% on average, with the better properties being in the 0.80 - 1.00% range.

Right now middle and lower class families are being squeezed out of the Bay Area and are moving to Sacramento and the Central Valley (Stockton, Modesto, Fresno, etc.) 

The markets are tiered and Modesto is considered a "Small Market" which affects some of your available terms.

.: 783# of Bedrooms: 2# of Full Baths: 1Financing, Location DetailsFinances & TaxesHas CC&RsParking & Garage# of Covered Spaces: 2Less than 1 Space/Unit, CarportBuilding InformationWood ConstructionStucco ExteriorShake Roofhttps://www.redfin.com/CA/Modesto/816-Colorado-Ave-95351/home/19971263

Areas like Stockton, Modesto and Fresno offer a much more windy and longer commute.I've written about this in-depth here in the Sacramento forums in the post below, and it will give you a more comprehensive overview of this migration pattern:https://www.biggerpockets.com/forums/621/topics/396725-millennial-migration-to-sacramento-2017---here-comes-the-rush

Hey @Michael Modesto Ive being doing a ton of research/vetting in kcmo and Ive come across some folks that I can tell you to stay away from (personal experience) PM if you want info on that.

I’ll go to the meet up in Modesto, California to ask about PM in Mississippi.

Is anyone currently using the brrrr strategy successfully in Modesto, CA?