all us locals complain about the out of state investors cutting in on our turf...

By focusing a list, you can cut way back on who you mail to and save on postage and printing.San Diego is very competitive for real estate.

Use the 1% rule as a starting point to cut out all the “distraction” properties and get you honed in on the profitable properties and areas within those sub markets.Then, when you have your financing together, find someone who has a great property and great tenants and great return, and buy the house next door. 

-The moral issue you could run into is if your agent brought you the deal and you cut them out to submit an offer directly to the listing agent then you burn a bridge to save a couple grand-Too often people focus on the small commission paid to the realtor as an opportunity to cut costs when in reality the long term relationship with a good agent will bring you far more value.

Hannah I am reading this differently than you are and do NOT think a title company will cut it for you. 

I'm seeing difficulty in finding qualified renters for some landlords (who I've spoken to) and have seen an uptick in the number of units where prices are being cut, sometimes even 10-15% at a time. 

I've heard that can cut into returns when financing through a self directed IRA which is primarily why I'd been thinking of a cash purchase. 

You should be able to cut that insurance cost. 

I feel like it is an obstacle, but maybe there is a simple solution to the 4 unit residential-5 unit commercial cut off line that I am not figuring out.

That included cutting the concrete, installing window/outside frame/cover, and hauling away concrete.