The properties appear to be in fair condition from outside and inside visual observation but cosmetic work is needed in my opinion to maximize rents (more formal due diligence is required also).The owner acknowledged the house was up to date on taxes and mortgage payments.

Hi Christopher,From what I have observed and started out in the area are Center Point, Roebuck, Forestdale and Fultondale areas.  

(If they were assignment deals that you assigned, wholesaled, or flipped to another investor, please include that information as well.)This will really help me decide where to focus my time and energy.Thanks for your time and help and any other observations or advice you might have regarding this topic.Sincerely,Keri EasonVancouver, WA, USA

Your observations on venturing out of state are spot on too based on my observations and personal experience. 

But eventually, somewhere between Deal 1 and Deal 100, patterns will start to emerge.Finally, call up those local wholesalers who don't suck and discuss your observations with them.

Prices seem too high just as an observer and having lived in OC for many years.

I am seeing a lot of changes in my market at the moment I was just wondering if anyone could share any experiences in investing during a market shift, and what indicators they observed that caused them to either act, wait or wish they had done something other than they did?

Great observations about TK and out of state rentals!

I don't go very high end, so just from observation, above the FHA limits things have definitely cooled. 

I agree competion is fierce however I have observed over the last 2 to 3 years the true professionals rose to the occasion to take a value add property and add to it.