If you do your own thorough analysis of the metropolitan area, neighborhood and property, you have a much better chance at being satisfied with your investment.For example, I'm not sure what market/property you are looking for, but given the $6k out of pocket number, it's likely a cheap property in a B/C neighborhood.

Very few places in BR that I'm aware of will bring over $2k/month for a 1200sqft 3/2 and those are A/B neighborhoods with $250k+ ARVs.

Choose a market where you can afford a property in a B- or higher class neighborhood, AND where the market itself is growing in population size.

We grade our entire portfolio each year A,B,C and F.

I am curious about your thoughts on the new Assembly Bill 968 (AB-968), effective July 1, which mandates comprehensive disclosure of repairs and renovations from sellers who flip one-to-four-unit properties within 18 months of purchase.Thank you. 

That's the kind of talk you'll hear from every get-rich-quick guru on the planet, kind of like "7-Minute Abs" or Hydroxycut weight-loss pills.Just look at what he promises: you don't need to use your own money, you don't need to inspect the properties, you'll spend very little time on the deal, you aren't personally liable for the loans and debt, you'll work less and earn more...This can all be true if you know what you are doing.

As many of you may know, Assembly Bill 968 (AB-968) has recently been passed, which mandates a comprehensive disclosure of repairs and renovations from sellers who flip one-to-four-unit properties within 18 months of buying them.For those who are not familiar with the details, AB-968 requires sellers to disclose all repairs and renovations performed on the property during their ownership period.

Her on time tenants were in A/B  class.  

I am not only convinced, but I KNOW the outcome is astronomically greater if you can operate well.I have operated in both A, B, C, and D areas.

Do some a/b testing.