This Link might help you with which geographical area(s) you may want to focus on your investments on (although more relevant for rentals than flips)!

We are setup that way and it's part of my job description though.

Document everything in writing even if they call you write it in the file put a date and description.

If you know of someone in Indy that might fit this description, please let me know.

(I don't mind sharing it - I won't get it anyway - so if it is truly a deal and a BP member can get it, all the better)Details (read the Zillow description - the listing details are wrong): Address: 6610 52nd Avenue Ct W, Graham, WA 983384 mobile homes for $156,000Each home is a 4bd/2ba with laundryCurrent tenants pay $1700 average rent per homeSpace rent is $700 per lotThe numbers (per month for all 4 homes):Total gross rent: 4*1700 = 6800Total lot rent: 4*700 = 2800PITI: 860 (this is for the full $156,000, i.e. all 4 homes)Vacancy - 15%: 1020Property management - 10%: 680Maintenance - 10%: 680CapEx - 5%: 340W/S/G (this is a wild guess - I have no clue): 4*50 = 200Total expenses: 6580Total cashflow: 220I feel like I've been quite pessimistic with the estimations (e.g., 15% vacancy), and it still produces a positive cashflow.

Your description of Tower Grove is spot on, so be make your selection carefully.

Copy of contract Agreement to Assign Contract for Sale and PurchaseSubject Property: ________________________________________________________________________Legal Description: ________________________________________________________________________This agreement is made between ____________________________________ (ASSIGNOR) and ____________________________________ (ASSIGNEE) regarding purchase of the above referenced SUBJECT PROPERTY.Whereas ____________________________________ (BUYER) has entered into a Purchase and SalesAgreement with ____________________________________ (SELLER) for the purchase of SUBJECT PROPERTY, and whereas BUYER wishes to assign its rights, interests and obligations in the Purchase and Sales Agreement, it is hereby agreed between ASSIGNOR and ASSIGNEE as follows:1.ASSIGNEE shall pay ASSIGNOR a NON-REFUNDABLE assignment fee of $________ (payable $_______ with signing of contract and balance at close).2.

Not everyone is in the California market on here and not suspect to some of the descriptions in your post.Why would Bigger Pockets have you as a moderator is beyond me.

my county only provides parcel number, legal description, and amount owed. 

In an economy where white collar workers are moving to remote positions this doesn't bode well for that reason, and if you aren't tied geographically to your employer, why move somewhere where a 2200 sq foot house is $1 million when you can get a house that size for 350K in other areas without the congestion?