I’d also recommend getting a few quotes, including at least one from a mortgage broker.  

BP doesn't allow any form of marketing in the open forums, which includes your business or services.

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.

run the numbers including holding costs and you will see why.

Many local businesses that operate in the downtown area by the state park (including some famous attractions) close for the winter or reduce hours.

To me that is negative cash-flow, because I include hard and soft expenses. 

Not including closing costs. 

Lots of folks come up from Ventura County, including many who responded to your post. 

Some of the properties that I have seen on Tax Sale include:1.

If you are going to share lease edits  brought on by local landlord tenant legislation updates make sure to include the location but I suspect edits influenced by tenant interaction will be most helpful to those who read these forums.