At this late stage I normally stay mum until afterward, then have the work done (or a year's weed/fertilizer treatments via TrueGreen) and assess the charges against the deposit.Startup photos and careful photo-documentation afterward are crucial, as well as the need to use professionals for the fix.

Probably not .. its apples to Oranges .. so when you talk about all your deals in Tacoma that's great for you. but you are not a starter investor just like I am not.. so what works for us is totally not realistic for beginners.. 

I currently live in Orange County so its not possible currently to get a place around here, but am open to hearing suggestions.

I've done a few in East Orange.

I don't invest out of state at this time, but I do flip properties in LA and Orange Counties.

If you plan on doing buy and holds look at the Northside, Westside, Orange Park,  Middleburg in Jax.  

I'm here to listen too any opinions, i have money and I'm thinking instead of a summer vacation let's flip a house East orange newark nutley bloomfield Garfield

I am trying to decide to hang in here or move to a more active market like Los Angeles or Orange County.Thoughts anyone?

Build a team (have a property manager I trust was crucial- they make or break your profitability).  

I am based here in the Los Angeles / Orange County area and I was wondering if anyone has made any deals in this area that can offer some advice or expert opinion.The property is located on the South end of Lavon Lake, walking distance to Avalon park.I would appreciate the opportunity to discuss this property with anyone.