We have a dozen or so properties there, that are without water indefinitely, perhaps as long as month.Of course, that's small change compared to the utter destruction and loss of life.  

I’m moving out of the house soon and will be living rent-free with my wife at my parents' place in the Bay Area due to some recent life changes.Here’s a breakdown of my situation:Location: Sacramento, CA (4 bed, 2 bath, recently renovated)Current mortgage payment: $3,940/month (including escrow)Mortgage balance: $475,000Current home value: $515,000 - $535,000 (based on comps)Rental estimate: Property management companies are quoting $2,600/month (with fridge/washer/dryer included), but some websites suggest it could go for up to $3,000/month.Planned budget:$540/month for capital expenditures and maintenance$100/month for lawn careTenant to cover utilities (gas, electricity, water)7.5% vacancy rateWe bought the house thinking it would be our forever home, but with our current situation, I’m trying to figure out the best long-term plan.

FEMA rental Assistance covers the cost of monthly rent and essential utilities, gas, electric, water, trash, and sewer.

Lots of structural damage, and the entire area is still without water and power for the most part.  

I'm used to multifamilies where each unit has its own water heater and furnace.  

The trailers in the Mobile Home Park (MHP) will likely be treated as personal property and can be depreciated over a shorter schedule, typically 5 or 7 years, rather than the standard 27.5-year depreciation used for residential real estate.

I like the City of Colusa a lot its a tidy little town  very much under the radar ( for CA standards)  I thought you might have been over in Olivehurst or one of those rougher little towns. 

Are there any tried and true/ industry standard sites, forums, etc. where those looking to avoid capital gains look for investment properties?  

We also try not to install fridges with water dispensers or ice makers but if we do, we put in our rental agreement that tenant is responsible for any repair to water/ice makers. 

Even if you can't get the 100% of purchase + 100% of rehab though, you could still be looking at only needing to cover 5%, 10%, or 15% of the purchase with seller financing as opposed to the more standard 20% down on a DSCR loan.