Either way, I think we're all wondering what you mean by comparing apples and oranges.

It’s good to see a fellow Orange County investor!

Also like AL Lowry says: If everyone is selling apples, sell oranges, or go to another area and sell apples.Actually sorry to hear this happened to you, you'll be better for this!

You're comparing apples and oranges (i.e. your own calculated cap rate vs the seller's 7.75 cap rate).  

@judy   the use and occupancy department, in some towns the U&O department can be super strict. 

There is scheduled development of luxury apartments right next to the train station and more half way through in South Orange, just next door, has several apartment plans on the way (:-/).

You can also find duplex buildings under 375K in LA and Orange county's Don't give up the deal you need to start your investment portfolio is out there.  

a couple times i've seen people handing out legal biz cards to them. this one time i saw a laborer selling oranges car-to-car in the HD parking lot, so when i had to come back for something half hour later, i brought a big bag of oranges i just picked from my trees and gave it to him. we started talking and the guy handing out cards was there again so i asked him and he showed me the card and said it was PRO BONO and contingency lawyers reps trying to find people who ever been injured while working and that they sue owners for big $$$ whenever they find a client who got hurt and willing to sue  that scared me even more!  

I live right on the border of LA and Orange County, and I know both if those cities are a tough hill to climb, especially for a newb with no money. 

Hello,My husband and I live in a rental in Orange County, CA.