Also, most of the stuff your list is low cost which is great, but once you start getting the deals and paying yourself back on the direct mail, double and triple those actions too (of course when you to a place financially that you can do that effectively).  

If you must pay, offer to do free work for a rehabber, tax lien buyer, or just dpent time in tax office, I have and it works!

I think I have to pay $$$ if a lawyer generates the forms so I don't want to do that.

I will never buy in lower income areas (Class C)  regardless of state and with the landlord tenant laws in CA, I'm apprehensive if I need to evict a tenant who can't pay rent or causes problems.

We have created a contract that states i have to pay them back within two years via  refi to get it out of their name and into mine. 

I can't speak for this deal in particular, but you'll always pay more for turnkeys-- trade-off for not having to do any work.The only thing I see in the deal is Norada didn't include estimates for vacancy and repairs, and I would never analyze a deal without including those.

I've learned some hard lessons with tenants, so I'm totally ok with not letting her renew, but also if she's been able to pay rent with unemployment maybe it can work? 

If it's standard for the tenant to pay and the property is submetered then no problem.

Our goals: Obtain another investment property while not having to pay anything for a down payment.I envision that my in-laws would use $250k (equity in current house) as a down payment to get into a new smaller location.

My Father has been renting us a house in OBX every summer since I was a kid and were both pretty affluent now and I'm floating the idea of us going in together on an Oceanfront somewhere in OBX that we can use a few weeks a year and have it pay for itself via rentals the rest of the year.