I know some folks out that way and might be able to connect you.I can understand your resistance to working with hard money lenders (I am one!)

out to a nice lunch (we can't resist offerings of food!).  

I have heard from clients that evictions in California (and some other states) can take up to a year if the tenant actively resists and costs thousands of dollars in legal and other fees (not to mention the accumulated damage over the extended eviction period).

I dont know what kind of roof it is etc - however if you have a good broker, you can discuss things with them like discounts for Class IV (Impact resistant) shingles etc.My disclaimer is I've been a claims adjuster for 11 years too long

Sounds like you need to wholesale to build some cash.Even with no money down deals you will have closing costs and title to pay.Given the market the good properties will have multiple offers attached to them.As far as properties being listed awhile and not selling this is very common.It's called the "watch and wait" game.The "bid-ask gap" difference is what the buyers will pay under what terms and what the seller is asking for and under what terms.It doesn't matter who the seller is as far as they all need to go through a selling process.At first expectations are inflated,then reality sets in but there is resistance,then the seller gives in and starts chasing the market down,finally the seller gets realistic at a price and terms a buyer will do a deal at.This is why you see properties go through foreclosure and list at a crazy price.No activity is on the property until multiple markdowns have occurred.Then suddenly once it hits a certain price the buyers come out of the woodwork to finally bid.You have to find an off market deal where you are the only game in town or time the list price where it is about to be marked down but not yet and get under contract for a much lower then current asking price before the competition bids on it.

Such a LIVELY discuss what investor can resist tossing his hat in this ring...For many of the reasons already stated I would add that when you survey locally and nationally the REAL real estate investors (people who actually own & invest in it daily versus those who simply talk about or teach it) it is those who have a portfolio of rentals property of some sorts that have withstood the test of time.Obviously all markets aren't suited for the buy and hold strategy but with the ease of investing in other markets and countries now, you can't soundly refute the strategy.

Are cashflowing properties more "resistant" to a real estate crash?

The initial reaction if you are asking how to find someone is resistance, but if you frame the question like you are trying to help them out and offer $ to someone if they put you in contact with the owner they'll do work for you.

How could I resist. not, get a mentor and go to REIA meetings learn more for free

Resist the urge to list the property with a realtor and put it on MLS.