Don't go for low hanging fruit. 

If you ever get sued, and a contingency based attorney looks at your property, and doesn't see a note attached, that is a low hanging, ripe fruit.

Typically what @Samuel Diouf suggested will not work, unless you also include a significant and successful value add, for a few reasons 1) debt to income requirements likely will provide a means to get a loan on a 2nd property.   2) saving 5% for OO down in Orange County on MF likely means at least $50k with closing costs.   3) the home if purchased rent ready off mls will still be cash flow negative after a year (and 2 years, 3 years, … at some point it will have positive cash flow but I would not expect it in less than 3 years on rent ready property.  

I have 2 ground partners this year that quit there day jobs BECAUSE they do all the WORK and risked their time... both on track to make 100s of thousands this year.. and I will make 100's of thousands from the fruits of their labor... or they could just keep working were they were working and doing a deal a year or so...

I'm not going there because it too would be a complete waste of time and money, but if you are really wanting to "catch a bad guy", that might be a more fruitful route.

At the same time, it is ok to enjoy the fruits of your labor and relax too!

But I'd just spot-treat with Orange Oil and sister up the beam with lag screws...

I'm asking provocative questions with the intent to help, not accuse or anger.

@Jacob Henry Wirth yes you can do it in Orange County. 

You never know which conversations will be fruitful or not.