There really isn't any take your money and walk away, once you accept money in on the hook for the duration.It takes the average person about 7 years to understand what really goes on so that they can operate under less stress we will say. A

Nobody in LA can build that cheap, or the finish needs to be ripped and changed by the new owner. 110/sf is for town houses that everyone  wants to rip out the cabinets to put their home depot stock on. 70-90/sf on soft costs, and 150/sf on land (say a 1200 sf is 180k). 

I don't know what prices you saw this advertised for, but we sold this to a client for $75,000 (all in with full renovation, warranties, new roof ect) Although there are sales for over $100,000 in the area, i would say a VERY conservative estimate is around $90,000.  

Is there a way to do an FHA in say a 3-plex if all units are currently occupied?

Who on here uses mailing lists and which one would they recommend to reach say a 5-10 mi radius of people?

There is no cookie cutter, one size fits all script to talk to an owner.What you can have is a set elevator pitch or ice breaker and a general guideline by which to go by.That being said, let's talk elevator pitch:First impressions are the most important, they say a woman knows within 30 seconds whether she will give you a chance or not.

That is why I say a single member LLC for rental property that you will manage yourself provides no asset protection.Make sure you thoroughly discuss this point with your attorney.For the property you self manage, just make sure you have adequate liability insurance.

Even if these heuristics say a property will, it may not!

Let's just say a world currency may look good on paper but most of the time, what looks good on paper never pans out in the real world.

However, what are you referring to when you say "..as long as the Seller has waited the required 90 days...."?