I think this will be quite hard to cashflow positive...neutral at best.I'm think I'm more trying to weigh the intangible and emotional values....what if I move back to Austin and now I'm priced out of the neighborhood we love.

I haven't used the word 'pet' in a few years with all the emotional support animal (ESA) language and laws.  

A bad partnership might be costly, both financially and emotionally.

@Jeff Purl I would avoid pets or emotional support animals.

And it's often because they've gotten emotionally attached to making a particular deal work

What works better than others is how you appeal to your targeted seller's emotions (tired landlord, absentee, probate, inheritance, etc).

I don't think the issue of days on market applies to you as a flipper because you are much more inclined to understand "pricing it right" and far less emotionally attached than a regular home seller so you will probably have it priced to sell right from the get go unlike so many homeowners with jaundiced opinions of what their homes are worth that arent based in any factual comp data.

That's probably some of the best couple hundred dollars I've ever "wasted," because......In the alternative world where this person didn't verbally disclose that foreclosure to me and I'd preapproved them and sent them out house-hunting based on their excellent FICO score and everything else, they would have had their loan denied the last week of escrow, after all contingencies had been released: Seller would quite likely have gotten to keep the earnest money deposit, The buyer's agent would have been out their time/money/gas/etc spent helping them house shop, The seller would have had to put the property back on the market with the stigma, etc, and most importantly,The homebuyer wasted all that time, money, energy, emotion, etc, on something that was never going to happen anyways. 

I believe Stockton and Las Vegas never regained or past their peaks compared to bay area or southern California.Stockton is emotional for me, and emotion and logic should not mix.Terry

I took an emotional step asking the Property manager to let the old owner stay cheap and he must hv a lot of memories connected there .But For my Surprise got a call from an Attorney saying the old owner suing me for me asking her rent and not having the property title .What Surprised me Somebody can live free for 8+ year and collect rent and not paying tax can still Sue the person who brought the house full cash .