I can't imagine other investors didn't drive that sale price up if it truly only needed $3000 worth of paint.With that said, make sure there isn't a buyer premium (most I see are 5%), and double check all the fees.

basically the steps would be1. drive to find a potentially qualified house.2. find out who lives there and what their mailing address is.3. put them into your mailing campaign to start sending them lettersim mainly looking to outsource #2 and #3 and curious as to how you guys do it.  

This drives costs up.

Which cities do you see as having the most potential for long-term growth (20+ years) in property values based on population growth, job markets, location?

It's an interesting time to be a lawyer, for sure.Jen Jen you raise some great points, the industry is going through the same growth curve as any other emergent industry.

I noticed this post is a few years old so I am curious to hear where you guys are now and the level of growth you've achieved.

But then I also was driving around and writing down the addresses for the properties that had notices on them.

I was kind of caught by surprise and felt like I just keep spending money, of course its was well worth it, but I am a planner so finding out when something is due drives me crazy.  

they're both fair.If you want to make 100% of returns on 3-4 houses a year you'll make XIf you want to make 70% on 8-12 a year you'll make Y.Doing it alone is a slower path to growth from the flip side, but maybe it helps you  cash flow more if you use lenders for buy and hold side?  

@Gregg HenryYou could try the county clerk recorders office at 2954 Richardson Drive Auburn, CA, 95603 and run a property profile to see who's holding legal title.The address will match the assessors parcel number which will show you who's paying the tax bill...