Hey Syed,Yes, the Black Diamond Real Estate Investors meet once a month - alternating between Worcester and Waltham.  

If you are staying along Broad, "risky" North Philly is really once you get above Diamond (although that border is not as hard as it was before since TU is expanding) but DEFINITELY gets rough after Lehigh. 

So I've been looking for my Diamond in the rough here in SoCal and most of the numbers I've ran dont match up to my criteria.

@Ann BellamyThanks for the support, I have attended Black Diamond Meetings in Worcester and Waltham and they are great!. 

A great program, very similar pricing to RE mentor Black Diamond, Lifesytles Elite mentorship or Brad Sumrok.Would love to hear what you decided to do!

Also, remember that the closer you are to an auction date, unless participating, the better your chances of finding the diamond in the rough. 

If you did not know, there is a huge water park and conference center being built across from the Dell Diamond.

I guess my question for you and  @Jason Ginesis is more if do you wait patiently for those houses that fit that ideal criteria and make an offer immediately, focus on finding the coals that really are diamonds like the 2 star 5 caps that are really 3 star 7 caps as you mention, or focus on higher risk for higher returns? 

Ever heard the story of the farmer in Africa who heard of great wealth from diamonds, he only needed to find them. 

Caldwell is one of the hottest areas in our metro market and this home was a diamond in the rough- needed some love, but within walking distance to great restaurants, parks, hipster coffee shops, etc.