@Annie Balagot Solterra typically performs pretty well as it has the amenities rival many of the other top communities, but it is further away and the traffic to get to the parks.

@Jeff EbertRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

My advise is to start with single family or a small multi-family ground up project first but this market environment is truthfully not the time to be completing any ground up projects unless you are self performing the construction which it doesn't appear you are in a position to do.There was a recent Philadelphia  forum chain started by someone else who was contemplating ground up in a similar fashion to what you are proposing and I cautioned they would be better off buying something that was newly built and believe after conducting their own diligence realized it was too cost prohibitive at this time to build with 3rd party GC's in Philadelphia when also accounting for the interest rate environment and cost to build.

Rather find a partner who will contribute same as you and you hire a GC strictly to perform the work.

I will try some of that and see if I can get some more accurate numbers I also just made a new post with a potential property if you want to take a look.

I called the seller myself to get accurate information.

Glad you found someone Jon, I really hate seeing Business Owners struggle or go under because of low quality Bookkeepers that don't make accurate financials for the Owners to make better decisions. 

Under California foreclosure law, can a vendor place a mechanics lien on a home for work performed for the prior owner after the foreclosure sale and the recording (perfecting) of the deed?

Yes Every lender is different but my lender's stance on DOS is that we don't call the loan if its performing and paid on time.

Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.