I do see some flip opportunities, but flipping is a job; stop flipping and the making of money stops,My next purchase is likely to be in a different market with lower profit expectations than I used to achieve in the San Diego market.  

IE the buyer themselves buys low end tough to manage assets because they look great on paper.

To @Mike Dymski point about density bonus for low income they tried that with new builds and that caused a rush of permits to go in before the law was past and very few projects after the law. 

I’m not saying it’s impossible, just that your chances of success are very low.

I do see mistakes where the property was rented  for 6 months in a tax  year but the tax returns state it was rented for 12 months.

So out completely. and have to restart everything- Over 100 employees have gone thru this company is less than 2 years - wow- Management Doesn't really want input / just do as I tell you- Very low pay for the crap that you have to put up with- Can't believe that they are allowed to continue there hiring / firing practices - You should hire to maintain for a length of time.

So far I am finding that my price point may be a little low. 

I’m drawn to markets across the U.S. as long as they align with my goals of strong rental demand, relatively low hands-on management, and potential for long-term growth.

It's middle class, low crime, clean & zoned in one of the top desirable High schools. 

This is simply predatory in nature full stop.I have sold many of my OREO props on low down ZERO percent financing but they were at market prices and the buyers owned them free and clear in 24 to 36 months that works.. but long term contracts on these homes is not a solution for neighborhood revitalization just the opposite.