It was 2005, Chapter 5 of the Property Code, and they are now considered "executory contracts". 

IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION,YOU MAY BE COMPELLEDTO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL  PROCEDURE.

Here's what I've done so far: Set up the parameters for your target list (example: 12345 zip code, 3br, 2ba, 40+% equity, absentee owner, no corporations, etc).

Home inspectors are trained to find code violations and defects.

I'd aim for the 2 year mark of living there for the Home Sale Exclusion (Code Sec 121).

I know it's never as simple as a zip code list.......BUTCould any Nashvillians give me a basic idea of areas to look for investment stock in the city please.

(for my passive portfolio) I am doing allot of market and sub market research to determine the best zip codes and have narrowed it down to three and am searching them for specific neighborhoods every weekend.

For example,  I own 8 duplexes in 1 zip code for which I paid anywhere from $38k to $65k.  

If you don't want to spend a lot on floor coverings, I would like to suggest you this store http://www.cascandra.com/detailed/listing5004.html.

Check out: http://nkmls.com - click on "Find Properties" and search for multifamilies in Covington or by zip code - 41011.