I’ve seen off market deals that relied on online estimates and missed the mark by half a mil. 

Don't rely on what looks good.

Otherwise, you're kind of relying on the word of strangers that likely have something to sell.

Rely, you have done a few other deals and are serious.

Don't rely on your screening service for everything, though. 

Everyone so far has got an assist from appreciation but I do not rely on this.- would you stage?  

If not, then you have to rely on appreciation, and the high desert towns don't tend to experience the high appreciation like the bigger cities of California.I wrote this article awhile ago about Palmdale.

Many people relying on the LOC short term debt instruments were burned after the Great Recession.

It is true, a lender will not look favorably at a scenario where the borrower is relying on a loan for the down payment.

This is better than relying on insurance because it protects your personal assets from liability.