@Morris Vanderhost do you know how long I had to scroll to find someone else who did it this way?

Just scroll down to see what they sold for in 2008.

It's the first Thursday of every month at 6:30, if you go in meet ups and scroll down to meetings in the area it'll be easy to find.

Hi Hart, If you scroll down to the bottom of the forum there is "Related Discussions" that may be a big resource for you in finding lease option contracts.

(scroll down to see vacancy rate below rent amounts after clicking on the metro you want):  https://www.deptofnumbers.com/rent/

Scroll way down the page to the blue section:http://www.dca.ca.gov/publications/landlordbook/se...Also, if you don't have this book, I highly recommend it for CA landlords:http://www.nolo.com/products/the-california-landlo...I have no affiliation.  

If so, try doing your calculations in Utah without a manager.I have been using this calculator to figure out cash flow:https://www.calculator.net/rental-property-calculator.htmlTo fill in some of the blanks I use this website for rent vacancy rates (scroll down the page):https://www.deptofnumbers.com/rent/For property tax rates, I can usually just Google it.This website is interesting to compare livability between different cities:https://www.areavibes.com/But, really, I think it's best to buy in an area you know, if possible, and close enough to self-manage as easily as possible. 

These are handy to find some of the numbers you need:This one will give you average rents and vacancy rates (scroll down to see vacancy rates after you choose a metro area:https://www.deptofnumbers.com/rent/Property tax calculator: https://smartasset.com/taxes/property-taxesI am a doubting Thomas. 

They can't require cash (unless the tenant wrote a bad check, and then only for 3 months):https://legiscan.com/CA/text/SB1267/id/1390431You have to scroll down to see where the bill was approved by a majority, to add the section that says a landlord must include in the rental agreement, the name and address of who the tenant can mail rent payment to.It's California Civil Code Section 1962(a)(2)(B):(B) The rental agreement or lease shall disclose a name andaddress to which the rent may be tendered by mail.So, in CA, the ability to require your tenants to pay by electronic transfer was short-lived.

This is a real answer BP community, not the sorry excuse of answers and hostility towards someone who just wants to learn and understand what is actually going on in the calculations instead of mindlessly copying.I can now understand where Bob Bowling was going with his PGI explanation but clearly I didn't have the right understanding of it, so would've been helpful if he clarified such terms when it's apparent that I'm unfamiliar with the subject.