No income tax, moderate weather, a housing shortage with limited space to build, strong rents, population growth, job market growth, and close to Lake Tahoe and the Bay Area. 

@Beth Watson there are a bunch of groups on social media like Facebook that are well moderated and organized with LP investors and syndicators sharing information.

If so, purchasing an all-cash fixer upper and doing work yourself is moderately low risk but can yield incredibly high returns relative to risk.

You obviously doing things right.My mom always told me everything in moderation aka balance. 

Demand is strong though I do believe we now have some moderate softening of rents.

Full disclosure - I help to organize and moderate it.

Because of this there are'nt very many comps for a more moderate rehab (i.e. upgrade of all fixtures refinishing of walls and re siding of house but without structural changes like removal of load bearing walls re-framing of roofs etc ) .

Indeed, public and nonprofit housing advocacy organizations have used the contract for deed as a tool to help low- and moderate-income households attain home ownership.Nonetheless, this alternative financing mechanism lacks many of the protections afforded borrowers who have traditional mortgages.

I can't remember why, but maybe it was because the moderators were often the top posters?

I know of a few people in my neck of the woods who target FSBOs with mild to moderate success.