I've found cash flowing properties (but barely) in East LA  (Boyle Heights, city terrace and east LA)  - and more so in South LA - communities such as Vernon and Huntington Park.

I grew up with parents that worked multiple jobs and barely had enough time to spend with my sibilings and I.

North of Desert Inn, South of Karen or just barely north a bit.  

You don't need to tell them that the pink window frames might not actually impact the monthly cash flow situation either way, they again already know to file that pinkness thing right next to "quarterly sensitivity training requirement" - in the "completely irrelevant to reality" category in their brains. 

They disconnected the gas and switched to electric and now the 60amps can barely handle the load.

The guy who bought this piece bought the bare land for 510k (in 04 so I think it was in the housing boom) then added 3 wells, electricity, the used manufactured home and the septic.

With exit values at that level, you need to be at bare minimum 12% below that to even consider moving forward.With numbers posted, by the time you pay your financing costs, holding costs, and resale costs, you will be at best, working for free and likely losing money.

If you have little in the bank to pay for a vacant unit,accept their offer with strict terms to be followed.First,if they want you to hold the unit for them till March 20th,they need to pay the mortgage payment (P.I.T.I.) at the bare minimum because banks aren't interested in their timeline whatsoever and neither are you,quite frankly.If they balk at that reality,tell them to hit the bricks cause you have a business to run.If they want it,they pay it.When they finally move in it's full rent and deposits till they give notice and vacate.A week isn't a long time and you really need experienced help from a realtor who specializes in rentals and has an long track record of success.You could get a better tenant if you wait but if you don't have the cash to wait,take what you can get.

i agree the Forums or this post may bare fruit for you.

Its a smarter move, I barely have to put much money down, can keep more in my pocket, could even pull a little more money out of it for "repairs" to put even more money in my pocket, by the time I'm ready to refi or heloc, I will have a decent chunk of change already in my pocket, so can simply add right to it and be ready to roll.