Quote from @Steve Lehman: @Jackie LiuFirst and foremost the information that everyone has provided has been great. 

Happy to provide guidance and help you brainstorm. 

We're willing to live almost anywhere in the greater Sacramento area based on what we can afford, provided of course that the property is in a decent neighborhood that has a good chance of attracting responsible tenants.As for budget, I believe we could get a conventional loan for properties up to $600k, but my strong preference is to find a distressed property (or seller!)

I'm looking for wholesalers to provide solid deals within my buying criteria.  

Hey Steve we put on 2 monthly forums in Scottsdale. 1 for fix/flippers and the other for STR investors, no sales pitches or courses just a market update and networking with other professionals and service providers!

As far as benefit to the seller goes, @Matthew Paul I think you are probably right on the money and regardless of whether they would have preferred to stay in this house rather than move, it is likely providing them some excellent cash flow; and I'd be hard-pressed to come up with a deal that serves both parties better than the current situation. 

Have you reached out to any social service organizations that might be able to provide tenants to your property?

Two things I remember that probably don't happen today: -First property was a no-doc loan, technically low doc because you still had to provide information but with 30%+ down pretty much anything you wanted was yours.

Then there’s fraud or misrepresentation, where borrowers inflate project values or provide false documentation.

They provide fake checklists saying units are repaired according to agreed-upon inspection reports only to walk in to a home that is more damaged than it was during escrow.