I used the following to calculate expenses: 5% vacancy, 1.16% property tax, 5% of effective gross income for repairs/maintenance , 10% property management, abt $1,100/yr gardening & utilities and $1000/year  for insurance).

In regards to cashing out at 75 ltv I know there's a seasoning period (usually 6 months), so what would happen in my case if it was a private sale and only thing on title is that we have the warranty deed effective a week ago?

@Paul Moorer @James Wise Yeah... so wholesaling without a license is not illegal if done properly... and there are many state to state intricacies that can effect how you have to conduct your business, there's no Federal law on brokering Realestate LOL.

. :)I'm an investor from CA, but with the new CA AB 1482 law went into effect, I thought that I'd look out of state for landlord friendly states to invest.

@Mike BianchiWhen looking for assets of that size the most effective approach I've found is to contact the owner directly for unlisted assets.

How to effectively convert legal county records/address to a normal everyday address 

If you can do this effectively, you will be able to explore other resources (marketing, funding, other investments) in the future.Hope this helps a littleBest,Ryan

I was not aware of either suggestions for painting or even repairing tubs, quick research says its definitely an option that is more cost effective and less labor that completely replacing the tub. 

But some landlord groups worry the measure will sacrifice residents’ safety.The measure passed in an 8-0 initial vote, and requires one more vote — set for Feb. 4 — before it will go into effect.

Despite the cost, neither of them guarantee no future issues or effectiveness.