down on three, or pay buy a 70K property for cash and use the remaining 15K as a down payment etc etc.You can use this strategy to begin to concentrate equity to make access in refis easier.  

Hello @Susie Ramseycome join our local REIA. www.SWFLreia.comI am an agent, HML, and investor mostly concentrating on Cape Coral.

There has been some recent research about how new jobs are being concentrated in areas of existing jobs and the impact on real estate markets.Increasing population also seems to start a feedback loop of ever increasing values and investment.

In the interim concentrate on your career path to increase your income.

I have also been made aware that two agents have seen him smoking cannabis in the property but I have no police report as they couldn't get in without a warrant so I have no proof other than the witnesses.

Instead consider concentrating on finding the following two kinds of living people, then making excellent business relationships with them:The RE agents that list the properties for sale on behalf of probate attorneys and professional probate fiduciaries, because attorneys and professional fiduciaries typically use the same 1-3 agents over and over again, andThe probate attorneys and professional fiduciaries that process probates.That is the bottleneck through which the properties in probate pass, if you can get in with those people you can offer them all cash on properties before they hit the market or at least hear about what is about to hit the market.Just one busy fiduciary or attorney could easily be doing hundreds of probates that include a year.Title co rep might be able to tell you who those people are, or you're going to have to see which agents are getting the listings historically. 

I mostly concentrate in the lower Bucks and CC Philadelphia area but would be willing to travel for the right project.  

The area I am concentrating for my first deal is in San Bernardino and Riverside.

Also, what would you advise as to insurance as this would become my largest concentration of equity with a 25% down payment? 

If you want to stick to wholesellers / MLS while concentrating on flipping, you should aim to try to find something with maybe $10k more spread than this which will be very difficult but not impossible.