I’d also recommend getting a few quotes, including at least one from a mortgage broker.  

run the numbers including holding costs and you will see why.

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.

Many local businesses that operate in the downtown area by the state park (including some famous attractions) close for the winter or reduce hours.

To me that is negative cash-flow, because I include hard and soft expenses. 

Lots of folks come up from Ventura County, including many who responded to your post. 

If you are going to share lease edits  brought on by local landlord tenant legislation updates make sure to include the location but I suspect edits influenced by tenant interaction will be most helpful to those who read these forums. 

Not including closing costs. 

Some of the properties that I have seen on Tax Sale include:1.

Most, if not all screening tools do not include a comprehensive rental screening with a renters prior rental rating like Mayistay.