There are lots of corrupt people in real estate even if it is only at a mild, white collar level. 

However the CF on deals in LA and CA are so low now that nothing looks mildly attractive to purchase.

The seller is very eccentric to put it mildly.

The moderate ones just want a little tax revenue and a few mild regulations like no hosting wild orgies after 10 pm.

Main point is the brand you install Trane, Lennox are overpriced, Goodman if installed correctly will last just as long.Heat pumps too far north really is not a good fit, best fit for mild winters.No need for the top of the line Goodman in a small rental get the right model.

@Christian LautenschlegerIt sounds like you have a mild case of analysis paralysis.

Here in Western WA, we don't need air conditioning and our winters are mild.

I did have another thought which was to try to find a multi unit ASAP around 75k, maybe a distress sale that is already rented and try to live off the income and leverage that if things take too long with part 2.My wife is 'risk adverse' to put it mildly and is very nervous, I am too really.  

home seller, where you don't buy it but offer to do a mild rehab, let's say a house that needs updating, MILD REHAB, "grandma's house", Say Arv is 200,000, needs 20,000 in work, I like probate houses for this, the heirs want quick solution.Offer this to the seller, Mr Seller, we will do a joint venture, I'll come in with my money and do the rehab, pay the workers pay materials, then will use my agent to sell, pay the commissions and the closing costs, and then when the house sells I'll get a check for what it cost to do the rehab, and I'll charge joint venture fee, and that fee depends on a few factors.The mechanics are buy it sub2 or a note w no payments, own itGet private IRA loan for the $20KPlace guaranteed profit JV agreement for you and the sellerThen improve it - list it at 97% of comps with a high producing agent - work with agent on improvements as far as what buyers want."

He went on to explain that all the remediation company will do is wipe it down with Dawn dish detergent and repaint the surface.I would love to save on the rehab costs but do not want to set myself up for issues down the road.