I'd liket to take the lawn out and put something that's requires less maintenance and water.I am unimaginative so I'd love to get some ideas from landlords out there and names of some gardeners in the area who can do the work.Thanks,Ann

To break it down, total expense is 2k (includes PITI, repairs, management fee, gardening, etc.) and income is ~$1500-$1600 income giving me ~$450 negative cash flow per month.

All of my PM's are realtors: My CA PM is with BestPropertyManagement and they sell property (I bought one property from them), but the major part of their business is Property Management; My OH PM is with BetterHomes&Gardens and they do a lot of both.2- are these larger (formal) multi locations PM firms, or more small and local boutiques?

I'm targeting off market vacant homes in the established areas, first one was in Garden Grove that I was actually able to get close to 70% ARV that I wholesaled off to a flipper.

My go to is Hilton Garden inn or the conrad or the waldorf Astoria.. one of those 3.. 

We have a number of Section 8 housing units in Garden Grove (Garden Grove Housing Authority) and Tustin California (OC Housing Authority). 

This podcast is a good overview of the market:  http://roiwealthwatch.libsyn.com/montgomery-youll-....I would avoid Regency Park, Highland Gardens, the area by the Montgomery Zoo, as many of these areas have high crime. 

I need to start looking in AZ since its in my own backyard. don't confuse garden variety rentals and those tenant landlord laws.. with MHP tenant laws they are not the same. 

A "Help Yourself" garden with peppers, onions, potatoes etc. 

Deal 1: 4/2/2 SFR Nice quiet neighborhood, easy rental or owner finance area, low DOMPurchase Price: $115kAs-is: $115kRental ARV: $150kRepairs:$12k....0$ if the current tenants stay which they plan to do and have been there 7 years (I hope to wrap and OF to them)Flip ARV: $160Repairs: $20kRent: $1200 current, $1450 marketTaxes: $4000Seller will carry 25% = down payment on conventional loan.Deal 2: 3/1.5/1 Garden Style Townhome, possible section 8 rentalPurchase Price: $95kAs-is: $95kRental ARV: $110kRepairs:$20kFlip ARV: $130kRepairs: $30kRent: $1495 top of marketTaxes: $3300Seller will carry 25% = down payment on conventional loan.