Property management Company is demanding 1 month rent for failure to give 45 day notice of non renewal of lease plus 60 day rental fee for time for finding tenant. 

For cabinet hinges and hardware we are finding much cheaper yet still terrific options on Amazon.

I am hoping to find distressed properties that I can buy with all cash for BRRRR and am also open to any sort of partnership.

I'd be happy to walk through your analysis a bit more and provide some on the ground insight on your findings.

Find about about the charge (Megan's law site).

That will take a couple weeks and delay the close.Should I find another agent to pull one for me quicker?

It will be impossible to find something cash-flowing as an annual rental in that price range and asset class.

You may end up finding a tenant at $1950 and be “happy”.

If you can find a house or duplex where rental income covers a significant portion of the mortgage, it could help you build equity while minimizing your living expenses.I'd recommend looking into first-time homebuyer programs in your area, and as always, make sure the numbers work for you.

One thing I find no answer is, I am on work visa in US (H1 visa).