Ya, I mean I agree with needing a few hundred if your just hitting up a mail route, and all the houses in an area, But  this was extensive research specifically with only houses in pre-foreclosures or recently deceased owners.  

I haved near the border a few years and I know your probably better off just collecting the rent....

I read all these rules of thumb and realize they do not apply at all for California real estate (specifically Greater Los Angeles).I find it frustrating that it seems the general opinion is to invest in your home state first and then branch out across borders however with the overinflation of real estate prices in my area I don't see it feasible to pay such a great deal of money for so little of a property/no cash flow especially since its not my objective to speculate on appreciation.So far from my reading and learning I have decided I would like to focus on SFR/Multi-family.

Focus on arts, entertainment or business districts bordered by Maryland, I-15, Wyoming and US 95.

and I like to think I knew this was going to happen,  but lo and behold the Graton Indians bought the 120 acres right across the street and built the largest Indian Gambling facility in northern CA. and my property got swept up into the city limits and rezone from AG to mixed use resi and commercial.. value today once permitted conservatively 2 to 3 million.. did it give me cash flow No not one dime.. could it have gone no were sure could of.. did I get lucky I do believe I did... but at the end of the day it was on the border of the city limits and there was a Homedepot anchored shopping center and a freeway interchange one block over.. so I thought Some day.. and in another 5 years I think I will cash in.... and or I will build it out.But by the time that happens I will have owned it 25 years or so...

But, you did not list this as an issue at the outset, so I suspect this is a moot point.Furthermore, in this time of grief and considering the deceased lived there so long, you should show some empathy. 

Well, at least we identified the borders of your current knowledge and willingness to learn.If you're REALLY interested in learning, then go find the answers to these questions:1.

What if the owner on record at the time of the tax sale is deceased?

In the border cities (near WI and IN), population is declining as they migrate across the other states with lower property taxes.I agree with you: Chicago is NOT favorable for buy-and-hold...for CASHFLOW.

I live on the Bushwick/Ridgewood border, right near the Jackie Robinson, so I'm similarly open to parts of Queens and the Bronx as target areas.