In Sacramento where I've been focusing most of my search home prices are about half of what the are in my current area but still I struggle to find anything that looks it will generate cash.   

Hey Benjamin,The easiest way to get started is with capital.  

We  signed the P&S a week after the offer was signed (about a week and a half ago) and put down the rest of the 5%.

Pay for good training and make money on your first deal that gets your capital back and pays for your education.. don't just go out there half cocked and lose 10 to 20k and then call it a great learning experience...

Tenants in the Bay Area are a handful and a half—it can be almost impossible to get them out.

So my question is this: What's the easiest and most cost-effective way of obtaining the property while still protecting everyone involved?

Currently in process of closing on a year and half long short sale proceeding where assistance is needed in locating funding source to provide financials for 31 day period in between A --> B and thereafter --> C closing.Arms Length Affidavit permits for listing to be transferred prior to 30 days and need lien loan provided for duration of ALA.Any/All referrals will be very much appreciated

I have been mailing for about a year and a half now.

Not sure how that works but it's either a full or half bath on one side.

Assuming you don't have some big competitive advantage in identifying properties there is really nothing to steal because if he is a half decent realtor he already saw it.