@Gladys Villa one important investment principle is diversification, and it’s hard for most people to diversify with CA investments because of the higher barrier to entry.

Wholesalers are often inexperienced, uneducated in real estate principles, law and finance, and totally unrealistic in their expectations. 

It is also impossible to compete with all the on-sight resorts at "all" the theme park tourist traps that offer tons of perks you can't compete with.   

If you were able to buy 2 duplexes as replacements then you would own MORE property so that any market appreciation is magnified and you might have MORE loan principle to pay down further building wealth that you don't see just by looking at cash-flow. 

And I'm all for free market principles but requiring a seller to pay another party to negotiate against the seller is the polar opposite of free market.

WOW, in my opinion that is short sighted.

The seller sets the price higher than market price and between the down payment and any monthly principle payments the price eventually gets down to market price by the time the tenant could potentially buy the house.

So if your mortgage (principle and interest) and all the other expenses (taxes, insurance, and an maintenance reserve) totaled $2,000, but each side of the duplex will only rent for $1,000 in the current market - that isn't a good deal, right?  

@Isadore NelsonYour plan's financial analysis includes $48,000 mortgage payments, about $229 in monthly principle and interest, $200 in taxes and insurance, and $950 in rental revenue.

Do you have access to private equity investors or/and key principles and co-sponsors with a track record?