That really sheds some light on the situation.

Please feel free to correct any of my assumptions below and shed light on the process.I have been looking at the county tax sales, seems like most CA counties hold these auctions twice a year.

Also, any additional advice or "watch out" for warnings would be greatly appreciated.   

Light usage of property. minimum wear/tear...B is professional with stable employment, savings in the bank, call you a couple (but no more than that) of times with minor repairC is someone living paycheck to paycheck, any interruption in job or a car broken down, he does not have money to pay rent....

Fire whoever made the account, and stop lighting money on fire until you hire someone who knows what they are doing.

Any advice, tips, warnings, resources?

The lighting professionals use make a HUGE difference. 

The private road has an access point complete with a city traffic light.

For rehabs, I personally try to avoid anything below 125K ARV, and then that usually still only allows for a light dusting for a target minimum 15K profit or 15% ROI.  

. -  He works all through out Hudson and Nj and seems pretty knowledgeable.Maybe "denied" wasn't the correct word for this part but we had some Hi hat lightings in one of the kitchens that got denied or additional information was requested due to potential fire hazard with the electric.