The juice may not be worth the squeeze to save money.A good agent will be worth the cost you might spend, but you can also work with a good wholesaler as well.I would recommend that if you work with a real estate agent, treat him/her as a teammate and not a tool in a toolbox or someone disposable.

See attached Excel summary sheet.Investment Highlight89% Physically OccupiedSupply Index in a 3-mile radius of 6.8 SF/Capita, 5-mile radius of 7.7 SF/Capita, and 10-mile radius of 8.3 SF/CapitaAdditional Income generated from 4 mobile home lots and 1 mobile home (Not Verified, as thus not included in underwriting assumptions)Key Underwriting AssumptionsDown Payment 25% of Purchase PriceEstimating a CAPEX/Repairs cost of $150,000Estimating Operating Reserves of $10000Stabilized Vacancy and Concessions/loss to lease at 10%Using a cap rate of 7.23%Key Demographic DataTotal Square Footage 21,130 Supply Index: 6.3Population 3,338 1 Yr.

Also, any idea on what the monthly cost for renters insurance? 

This quick and profitable transaction showcased our effective strategy and the strength of our partnership with Ed, highlighting our ability to deliver outstanding results through strategic investments.

I think just reading books, being active on the BP forums and consistently attending your local REIA will be more effective and far cheaper. 

California offers equity building, potential appreciation, and stability, but high entry costs and market volatility are downsides.

What strategies have you found effective in managing these situations?

I also have the ability to take a $50k loan that would cover my closing costs.

It's not toxic and is very effective at neutralizing tobacco smoke odor. 

Comparing quotes will help you identify the most cost-effective option.2.