However i did not know so agents just used these a ways for people to sign up on their website or get numbers. i had 1o agents that emailed me and 2 that called to talk to me. unfortunately with my busy schedule at the time i had to call him back later. the problem was when i called back it was actually the wrong agent. but this wrong agent was savvy some how (fooled me) that it was him i was talking too before. anyways went to go see him a week later discussed i wanted a fixer upper looking to do a flip. not knowing anything about agents again for some reason i was signed up and looked into a 6 month contract with this guy and i cannot use any other agent or i have to pay him $650.00. at first i thought no problem ill just use him, to later realize after 1 showing this knew nothing about area demographics and was willing to sell me a piece of crap just to get a deal, the relationship diminished.

My last purchase between the Palm Springs / Joshua Tree area was for $800k and $120k remodel and furnishing, will do $220k a year gross rents (I was hoping for more like $300k but the market has changed bigtime, like many).These larger properties have more overhead, I would encourage you to set your sights higher, especially in this market environment of diminishing prices and lower occupancy.Sounds like you have properties that cost $630k purchase (plus some upgrades, furnishings, furniture, etc, expenses) that gross $8k a month. 

I use Touchstay which is also helpful to diminish questions.  

Over the last 10 years the value you get from service has diminished and it's understandable that sellers and buyers are frustrated. 

To avoid concerns about diminishment of services for the rent there are two decent solutions. 

The problem with our city is that the local chemical & energy industry has diminished over the last 10 years going off shore. 

And here is the kicker, it may save you that in the first year, but if you only plan to hold it for a couple years, that benefit is diminished by the fact that you will not have as much of a time benefit from the additional deductions. 

My original point was it's a great place to buy when it's easy, but with recent saturation, I find the effort is increasing while the returns are diminishing.

Time value of money is a real thing, and there is a point of diminishing return.  

They offer most of the management tools you will need but being out of state might require additional resources.If you are considering the option of hiring a property manager instead, things to consider:Returns:  Hiring a property manager typically diminishes your returns.