Kim Meredith Hampton excellent point about the closing ratio.

Hi Brendon Grover Excellent question!

This is for the people that excel at Probates.  

... that would be an excellent way to go given what you have stated your goals to be.

http://investorvaservices.comOne of the founders spoke at our local REIA meeting recently and it sounds like an excellent service.

Not knowing you're exact area or price point, I would recommend looking at multi units in San Pedro (the last affordable beach left in the west side), Long Beach (heavy rental market), Fullerton (great schools and universities), Monrovia (the next Pasadena), Korea Town (the new echo park), mid-Wilshire (excellent rental market), South Adams (the current hot spot for flips), Cypress (near Oxford Academy), Duarte (the next Monrovia, stay above foothill).

I do excellent work, nobody loves my property more than me, my investment model is a live-in flip so I've got plenty of time to make repairs and upgrades, and I have a very difficult time finding great contractors.I believe there are inspections involved before the lender will release the funds.The 20% down is to avoid PMI or Private Mortgage Insurance.

Plan from them and concentrate on keeping them to a minimum of things to work on that will excel you.  

I have excellent credit score and the unit has solid cash flows.  

I used, Excel Homes.