I recommend that you join a local real estate investors association. www.gareia.com offers great training and networking for new investors.

I don't know if they can help you with finding a lawyer but if not you can call the Bakersfield law association and get a referral from there if no one on this forum knows one in Bakersfield.

I've got access to good title search tools and data due to my business associations in commercial real estate appraisal, so it sounds like I just need to put in a little more legwork and familiarize myself more intimately with building codes and structural red flags and bid more aggressively on these properties.Thanks again, invaluable input from all! 

SOME (not all) lenders providing HELOC's will only require a 2055 drive by appraisal, while many will require a full blown 1004 interior appraisal and if there is any deferred maintenance that impacts health and safety, will require (Should...) it to be repaired before they will lend, bringing you right back to the issues associated with conventional loans/financing.

They can explain all the associated costs.

It seems like the only difference may be with the fees associated with closing. 

Better yet, contact the local landlord association and see if they have materials and mentors that can assist you.  

If Barrington is anywhere near Chicago check out the Chicago Creative Investors Association run by Jane Garvey.

After 13 (very long) years, we're heading back to to re-connect with old friends/associates, expand community development initiates and invest in new alliances/partnerships. 

@Chris Pohlson get educated on commercial/mfam and financing associated with the asset class. there's more scale and the financing (debt and equity) can become easier.