we are near getting a contract, but not under contract yet:we have a house that is so full of stuff, that an inspector will not be able to get in anywhere, and we cant confirm issues, repairs, and know what we have, before hand, with intent to wholesale, or retail it., and it will take 3 dumpsters, and maybe 3k+ of costs, labor to unload place...what do you suggest to get under contract and inspect, for diligence, without spending $3k just to unload the house for an inspector to get in?  

Never buy a property that sits next to a school, a busy street, a retail plaza, a church, a high rise apartment complex, etc.There are a lot of things within your control when you buy a deal.

Southern California is massive and has great areas and awful areas. 

Perhaps there's a massive disconnect between himself and his team in Indianapolis?

I started managing rentals in 2010 and it remained a strong market in my area. there were the poster child areas that experinced massive non pay and vacancy.these were1.

Massive supply and demand economics which give them massive appreciation potential. 

Having photos of the unit before each stay has been massively valuable.

When people mean DSCR loans sometimes its confused with Gross DSCR 8-9% commercial use/business use rental product then theres local bank that uses REAL DSCR (NOI/debtservice) and yes that is what you what to use to hold your property ultimately.I do the rental grade DSCR based on gross income too and it has its use of course but if I was the RE investor id rather have the local commercial notes as you'll be 150-200 bps (1.5-2.00% rate) less than DSCR rental products (gross income / PITIA  or principal/interest/taxes/insurance/assessments type stuff).The ratio of residential use versus your offices will affect the appetite of which local lender/community banks will take this on as well because apartments are seen as traditionally more stable income flows so they'll want a predominant portion of the income to be come stable residential sources with the remaining proportion to be from office/retail.

They'll be able to guide you and help understand the market from an investor point of view and not get caught up in the retail aspect that most home buyers are into.

@Simon Obas - we have local building supply companies that sell roofing materials, siding, windows and doors mostly directly to contractors but they have a small show room for retail customers as well.