In addition to risk, there is also salary cost the teams leading the renovations, leasing, sales, etc, and if applicable an assignment fee to a wholesaler that you will also not find in any public records.

But the answer for everyone may differ.Here are the personal attributes I see in those able to achieve a higher than market ROI, enough higher to be able to “scale”.1- Knowledge of real estate principles, real estate law and real estate finance2- Minimum 3 -5 years full time, or near full time experience directly related to real estate investing3- Ability to utilize technology for increased efficiency, capacity, and accuracy4- Excellent hired legal counsel and excellent hired marketing help5- Established method(s) of obtaining consistently high QUALITY deal flow6- Ability to manage and choose people who are NOT employees: Attorneys, Appraisers, Mortgage Brokers, Real Estate Brokers, Title Companies, Surveyors, Marketing Specialists, Accountants, Contractors, Consultants, Property Managers7- A VERIFIABLE track record of success8- Ability to identify, analyze, and negotiate a deal that can be “worked” for “enhanced” ROI9- Some type of competitive advantage; for example for me it’s my ability to analyze and identify mortgage loans that are actually less risky than all other lenders believe (on the investing in debt side), and on the real property side it’s my ability to analyze”pull the trigger” with LESS information than other investors need,  combined with the ability to pay cash, or raise significant capital almost instantly as well as being able to obtain loans at the lowest prime customer bank rate with no recourse or personal liability.  

And historically, real estate has a proven track record of appreciating over time.

I watched every single video and did every single exercise they suggested including writing in extreme detail about my perfect day once I’d “made it”, making an audio recording of it and then listening to it every day.

This is listed in public records.

Oh very interesting, I'll have to check the planning commission meeting notes because this was a hot topic in Denver the last few years so if it was discussed there on public record I'm surprised it wasn't in the news at all before!

I'll admit upfront that I would never own rental property in CA, so that colors my response.I'd offer the tenant up to $10K to leave immediately, keeping the eviction off their record, then sell.

Use netronline for looking at county records.

Be sure to ask about this when talking to lenders.Keep detailed records of your expenses during the rehab.

Check the County court records.