Ultimately I had a vision for how this particular home could easily be improved and rented for top market without much headache.How did you find this deal and how did you negotiate it?

you have someone with very little means borrowing your 5k Em ( which is a rare EM in most markets) and even if they get it back chances are you not going to get them to pay U a dime of interest they will just go to the next gater lender.

People like to fight on me on this and there can be exceptions, but for a ton of different reasons, they dont normally make great investments. 

You provide a copy to the tenant.Are you a licensed PM?

This one has been going on a while.

I’m also wondering if there are any wholesalers who focus in this area / NorCal? 

I think it really depends on if you are able to increase that cap rate with value-adds post acquisition.

And one other, and what brings me here, is hit and miss.I emailed this company, and the initial response only took 1 day to respond.

Is this a long term rental?  

I currently use rentredi and am disappointed in it, I want to switch to STRESSA but find they collect rents into their bank account.Has anyone used RENTREDI accounting software, they want $100.00 per month which i find exesssive.