Probably won't buy until the fall/winter time unless I miraculously come in to a large sum of money or find an incredible deal. 

Also, because in Santa Monica/LA area it IS difficult (read: miraculous) to get the 10-15% COC returns you're looking for, the trickiest part might be finding/trusting that setup Team local to your yet-to-be-chosen investing location. 

If the house is vacant why would any right minded investor show up and think mhmm the house is vacant and worth less than it will cost i think ill just charge higher rent even though there is none there to begin with...LETS JUST SAY there is a investor out there that has the right idea and could figure out some miraculous way to cash flow the place and convince the owner to take the loss and walk away empty handed...

Forget the TEAM, GET the DEAL first and the team will miraculously appear!

Even if you miraculously sell it for what you paid, you would lose $9 k realtor commissions and a couple of thousand in transfer taxes.

You (or someone who you are miraculously able to wholesale this to) would be responsible for cleaning up the title. 

Tenant also miraculously did not have renters insurance— which PM should require on their lease. 

With every subsequent invoice, show the accumulated back rent AND late fees as they build up.Now, the tenants that actually are impacted by this will be made aware of what's expected of them...and, these are the tenants you can play nice with (if needed), when that time comes.This scares, and usually, and miraculously, fixes whatever the "problem" was that allowed them to take advantage of the situation.

I try and get 700 credit score tenants now and miraculously most of my tenant issues have disappeared. 

Hey @Amy Aziz, I  did some troubleshooting and did just that - removed any ownership criteria from the search and miraculously got over 10,000 results!