The best deal I can find today is one that you buy cash, invest a rehab and when you pull out 75% of your ARV you leave maybe a small amount of money in the deal and you break even (BEFORE DISCOUNTING FOR VACANCY, REPAIRS, etc) Yes that means you leave like 10-25k in the deal and your payment becomes $3000/m and your rent is $3000 a month or slightly less.This is for my local market and for Class B or higher RE. 

I found this deal as an off-market property through my local network in the Hamptons.

It’s worth reaching out to your local tax office to explore options.

You will need their advice on your state & local laws to properly proceed.

I suggest you start out by meeting like minded people and here is a link to a local meetup in the OC: https://www.biggerpockets.com/forums/521/topics/1225233-ocre...Good Investing...

In The Tampa Bay Area local investor in the items inside the home/business but looking to get with the right people to build a team.

Once the time is right, with enough research, I would jump into a market (hopefully local if affordable) and get started.

Start networking with local agents and investors for insights, and talk to a lender to get pre-approved to understand your budget.

We have tried multiple local collection agencies, and we have not received a penny for over a hundred thousand dollars of bad debt submitted to them.We keep hearing, "It takes time" but it's been well over a year with the most recent one.

@Katie Miller I found mine at a local REIA.