@Terry Lewis I actually just paid an out of state ticket last week that was over due, I was not aware that could have an effect on credit but it make sense.  

The trustee sale does two things: (a) it forecloses the right of the borrower to pay the lender the overdue amounts and bring the loan back into good standing, ergo "foreclosure" and (b) it extinguishes all junior liens on the property.The net result is that the auction buyer has acquired title to the property but it is subject to all senior liens.

You also have the Atlantic region but looking at the growth of the city I think Montreal is a good bet.However, the laws in Montreal seems to be stacked against the landlords (no deposit, no last month, lengthy eviction process...). 

The process is lengthy.

I have quite a few questions about them, so I apologize in advance for the length. I

In Sept 2013, I had a lengthy conversation with one of the Division of Real Estate enforcement section investigators.

Eventually, you WILL have major expenses like roofs, furnaces, sewer lines, major tenant damage, a lengthy eviction (especially in CA), and other things that will suck thousands of dollars all at once.

Lengthy ones anyway.

Spec Building is what they call it.I do have a background in construction and carry 2 California Contractors licenses ,,I just need help with the property acquistion and funding part.Yes Im working with agents and birddogs and have found several junky houses on deep lots where it would make better sense to do a tear down and build property.Some of them are "burnouts" fire damaged property.One problem here is if the property is inspected by the Los Angeles County Building department and not the City Of Los Angeles every poor soul must go thru a lengthy plodding permitting process which can last up to 3 months and thats if you dont piss these guys off!

This tenant also wrote me a lengthy letter touting her long history of community service the area (~12 years) and offered to add a contingency clause of 6 m to 12 m, which would apparently allow me to terminate the lease.