I can help you explore the Gulf Shores/Orange Beach AL market. 

I’ve used Glen Rock Savings Bank to refinance some of my mixed use properties in East Orange and Newark.  

So many changes have happened with respect to LL/Tenant law, some of which apply to Orange but not LA County and vice versa.

Sporadically, you may also be able find deals in Union City, North Bergen, and West New York, and other ares of JC, but those areas are quite competitive.Essex County (which includes Newark) is also quite competitive, but, if you're willing to invest in less desirable areas like Newark (not the Ironbound, though, which is going to be too expensive for your budget), East Orange, or Orange, there are lots of opportunities for pretty solid cash flow.

But again the seller is the one who makes the decision to lower price or not.And of course rehabbers who contract do so subject to a inspection but its fully disclosed to the seller no hiding behind nebulious contract outs.. if the rehab cost come back to high they can renegotiate or punt.. but seller understands that.. as for tenants and apps that's apples to oranges .. but I do like the comparison on the agent you mentioned.but as others have stated if you can't move your wholesale deal you may have goofed up on what you think its worth and or the rehab..

So let’s say you went through Orange County Title - The underwriting for CA would be under that name - if they did another state - they most likely contracted with Fidelity or something..so your really being underwritten to Fidelity rules...Meanwhile the feelers are out - I'll get a name of a company and then most likely the closer you choose (Escrow) will have a rep they like.:)

Follow the orange line towards midway airport.

Kimberly,I just used the new statute(that I mentioned in my post here) in Orange County and Hillsborough county with great success.if you are in either of these places I may be able to point you in the right direction or even the officers to speak to.if not, the statute still applies and I can show you how to take it up the flagpole. 

The red and orange areas are the "bad" parts.

If it is buy and hold I would look at st johns County, orange park and southside/mandrain.