A lot of the online calculators will automatically input 5% for both capex and maintenance and then you can usually edit it if you use a different number.

Honestly, get on-line and read, buy a book, or talk to a knowledgeable person and you will be further ahead.  

I briefly looked online at Elk Grove, parts of Citrus Heights, and West Sacramento (near downtown).

I don't engage in online shouting matches. 

Petscreening will ask the appropriate questions to ensure the applicant is not using a fake letter or registration purchased online.

Not the $5000 houses you read about online. 

@Tricia O'BrienI spoke with Chrissy from Moxie today, she said all the right things, 300 properties under management, team of 4, online payments, low fee for placing residents and reasonable monthly fee.

I was going to say On DMonte, which is listed, aside from keep dropping price, all the way to break-even point (mortgage balance) eventually there isn't much else you can do, but I just saw its showing pending online... so did you manage to get it in escrow?  

You can also check their reviews online at Google, Facebook, or Yelp.

Yes several investors offer fixed second loan and heloc programs including one 100% online with no appraisal required, disbursement in 5-7 days.