The people involved have a particular amount of assets(equity) and no or negative monthly cash flow. 

Pay attention to the number of times that people have sold the house.

Yes, I was trying to avoid the use of PM and that was why I was seeking some guidance and to see if it was even possible from people with more experience.

A lot of people in California have been looking at investing out of state in more landlord-friendly markets where they don't have rent control and it's easier to evict non-paying tenants. 

Rochester is great for investment and the prices are decent to get a duplex (4 bed, 2 bath min total).One concern though, when people who are not contractors say they are good at home improvements, they aren't usually as good as they think and their value isn't higher, it's actually lower because of unpermitted renovations or personal cosmetic choices.

Attend local REI networking groups and meetups and connect with people in the industry. 

Generally I see a lot of people here wanting to do 100% financing and that temd to be very rare and hard to do. 

I want to go over all the info I have and see if people have suggestions on what else might be available or what I can do to make better decisions. 

I'm guessing that's because too many people didn't follow through on the "keep quiet after 10pm" rule and they ended up with fines etc.

I have several properties for investors which just hit the market.