Cash flow is hard to come by nowadays but the appreciation and overall return of properties in the areas mentioned above is top tier. 

Nowadays, at least with an iphone, you can put a note in the contact which will be pulled up when you search your list, e.g.

No real need to come for closing nowadays. 

5) Is one month rent security deposit enough nowadays?

The appreciation nowadays is quickly approaching that in CA.

C is average, and if you look the average American nowadays, it is downright scary.....have you noticed more people riding the electric carts in the grocery store?

The other option would be to purchase the property strictly as a rental unit; nowadays, lenders are willing to go with 15% down; no income verification, and perhaps the rate be favorable in the high 7% to low 8% interest rate.

My sweet spot (not so sweet nowadays) is $20K -$40K per private investor.

It's very difficult nowadays and so I'm focusing more on my other business now (land brokering in California). 

Nowadays electronic documentation is the norm3rd comment - still sounds winnable, but might have required going one level up, to Appeals.