It's also rare you buy these properties with 20-25% and have NOTHING you need to address almost immediately in terms of repairs or capex. 

Quote from @Nathan Gesner: Unkempt lawns, trashy or broken down vehicles, mattresses and trash on empty lots, boarded up houses, bars on windows, dealers and hookers on the corners, the lack of stores or gas stations, occupied properties are dilapidated, etc.Or when Google maps shows stuff like this: Bro, take my front yard off the internet.

You have to make a deal rather than buy a deal, be more appreciation focused, and be more patient.

If you are buying from HUD, you will be contractually obligated to occupy the home for 12 months.

Investment Info:Single-family residence buy & hold investment.

How where you able to buy a house w a  cc?

Would you recommend their realtor team for the buying process or should I look elsewhere? 

Originally posted by @Max Gradowitz:I'm in CA and the most common LLC-related question I get is "I live in CA, I want to buy properties in other states, what state should I open an LLC in so I can save money?"

You can buy with as little as 5% down.

Focus on getting the first one and try to buy one a year.