You need to get in touch with lawyers from a local REI or Landlord Association they will know local laws and how to best handle your situation.

Take this 💥just-closed renovated property for example💥:With my query of "22757 Charlemont Pl, Woodland Hills, CA 91364 5/4/2400-3050,0.6,300" we get an ARV Estimate that is ~4% off, and I picked this at random just scrolling through recently closed in my areaAnd the Market Stats $/sf of renovated property in that Zip Code matches up pretty well, so I know the ARV estimate is realistic:You can also run Agent Stats to find/get in touch with the real top-agents in that area so you can triple-verify everything and/or list it with them when you are done.With the above, I am able to quickly vet every new deal that comes my way and spend more time on the good ones.

Developing contacts with wholesalers, going to neighbourhood real estate events, and networking with other real estate professionals can all help you gain access to off-market acquisitions.Utilise direct marketing techniques to get in touch with property owners directly.

I recently got in touch with a local coach/mentor in seller financing in my area.

If you are a serious interested investor I’m glad to put you in touch with the seller.

Going into areas that are 50% below ( the hood) all the homes are sold to investors so it like little  MF SFR's the values only track cap rates IE what will and investor pay for a return. whereas buying a touch above the median homeowners are buying and they dont care about cash flow or rental rates they want quality place to live.

However, often it won't look quite right unless you re-paint the whole tub  (not just touch up/fill).

In that case, do minimal touches--if nothing else I mentioned applies. 

The tenant now has to get in touch with her case worker.

Alternatively, if you're able to put a good chunk down payment on a property and the rent(s) cover your mortgage + expenses + a touch more, in an area that you like and know will appreciate, that's pretty nice as well.