Too many are locking up properties at retail prices and tacking on outrageous assignment fees, leaving no room for investors to profit.

And you are looking at an interest rate around 7% instead of over 10%. 

I'm looking at monthly cost to seller vs. anticipated rental income, purchase price relevant to the ARV of the area and interest rate, balloon, etc.

I have done it with some contractors taking Paypal where you can use a credit card on that site with a fee, or QuickBooks is another one too.

But what I would point out to you is that the typical fee for property management is 8-10% of GROSS rent.

What if your occupancy rate is 90%?

I will provide some thoughts on the San Diego purchase- virtually all high LTV mls purchases since rates started to hike have negative cash flow at purchase- historically great appreciation- historically great rent growth but recently flattening- prop 13 is great benefit for long holds- laws keep getting less LL friendly.

Quote from @Jimmy Rojas: I live in Arizona and homes here are sky high, youd be lucky to get %6 interest rate, I would be a 1st time home buyer, apart from being 1099 employed would Trumps real estate plans benefit the little guys like me? 

New-home sales hit a seasonally adjusted annual rate of 698,000.

Do you look up competitor rates?