Are you in an area where land is very valuable leaving you with less to depreciate?

As far as rate is concerned, you can usually go about two points over the current rate (less closing costs for a seller financed deal so there is no real expense there) You need to make sure the borrower can cover that.

If they’re concerned about price, offer creative terms like seller financing or a higher price with favorable contingencies.

Leaving out auction and foreclosure costs for a second, when you write that check for $220k the trustee is going to pay BigBadBank the $175k they are owed first, then he's going to pay LittleBadBank the remaining $45k, and you will get a clean title as the process is going to wipe the slate clean.

I haven't heard much talk about Northern Nevada.I'm one of the people considering leaving California for Nevada. 

We've seen robust demand in OCT (leaves) as well as NOV/DEC (snow chasers). 

I am not very concerned with cash flow and am looking more towards appreciation and equity. 

My only concern would be whether or not, you’d be able to cash flow.

If you do want to leave CA there are multiple options and chose a place where you would want to live.

Your PM is not communicating, and this is a legitimate concern.