It's inspirational to read about the investors here that have owned or currently own and manage hundreds of properties. 50 would produce a comfortable amount of income for me.

IDK where you would find good rentals here and now that will produce any cash flow. 

If there is "no heat"  and she is paying for gas I would ask for the bills to be produced if she gets into it with you in court that she had no heat.

Me either...I do nothing in California and I do not wholesale properties in the "traditional" bigger-pocket verbage but here is what a quick google search produced for California and the reason MOST title companies will not allow you to be on the HUD without having a broker's license (agent's get paid through brokers).Source:   http://www.leginfo.ca.gov/cgi-bin/displaycode?

@Bryan Mills My father just resigned as the trustee  for a trust he created years back for some income producing property. 

A more dignified title.Locator recruiting has been a basis of some of my best deals, deals that produced high equity profits.

I found areas like Clermont Florida for example with great Class B SFH areas given the moderate commute to parks and some of the biggest orange producers in the state.

@David Dachtera, let me ask you a different question, seeing as we have fundamentally different points of view, contradicting each other is not going to produce anything constructive.What is it that you have gotten out of your association with Renatus that makes you such an enthusiastic proponent?

Worst that can happen is they say no, so offer rock bottom prices that will keep you very safe if the market slips by a few hundo.

Yes, I lost 10% over the last year or so like everyone else, but I'm fine with that, because I believe that over a lifetime, my strategy is likely to produce that 10-12% annualized (nominal) real return that index funds have historically provided.This won't work for everyone, but if you can accept that you are doing the statistically right thing with your money, you can swallow that 10% loss, knowing that in the long-run, it will probably be the correct place to park your money.My strategy is simple.