They are affordable, but the HOA fees and the politics involved make me leary.

One reason why I considered West Michigan is due to my family being heavily involved in the construction industry.  

These lists, if you're interested in trying them, are:- 75-100% equity with owners over 50 years old- tax delinquent- code violation...particularly overgrown or junky, multiple/long standing issues (this is a time/energy intensive list for me, hopefully your city's site is more user friendly)- recent arrests (sent out Wednesday, believe it or not I've already gotten a call back)Good luck!

Thanks Jered, and I agree it's tough out here, most of the deals we come across don't have much room for profit vs the risk involved. 

There are multiple ways to negotiate that. - If you can even get a 10% discount from market value then you get an additional $200.00 positive it might a good deal depending on how long you want to hold it.- Another way to look at it is, there are some other markets which are offering turnkey rental @ the 1-2% rule with discounts.

Establishing a CA LLC has some significant start up costs especially if an attorney gets involved.

I need a better program to keep up with late payments, multiple payments in one month, pre paying on the principal, etc. 

Not sure if you're looking just build one home, or develop for multiple houses.  

Machele,I don't handle Lawrenceville but I can give you multiple recommendations for good PM's in that area.

This is a great place and I have been learning a lot in the few months I have been involved.