How are code and permitting for the rehabs? 

Reached out immediately that evening to the owner and was able to be the first one to take a look the following morning, seller was asking $70k for this 4bd/1ba 1,200sq ft cape code style home.

Although I’m no expert on city codes and construction requirements, I feel my area of knowledge, in terms of RE, is seeing the potential in short-term rental opportunities, either with an entire property or ADU potential within a property.

I have analyzed 10 deals a day, and have viewed every single house in the market with my zip code 39056. 

. :)Here’s some more reading on the topic:https://homeguides.sfgate.com/grace-period-rent-due-dates-california-94245.html 

Other examples of niche lists to check out include : code violation, driving for dollars, and senior lists.

@Lake Ingle you say it's move-in ready so the following may not apply, but during a condo purchase a couple years ago I got permission from the owner to fix a minor code violation and clean just before closing. 

You can find the code the they are infringing and serve them with a notice to either cure the issues or vacate. 

Our group uses color coded name tags.

You have to have the RHIP forms on file (completed by a certified RHIP person) showing that you are doing annual inspections and keeping the properties up.See:https://code-enforcement.saccounty.net/Programs/Pages/RHIP.aspx