Nonetheless, our NOO/rentals are not in CA - and we don't have these water rationing issues there.Our primary residence (and I would probably also do this if and when we purchased investment properties here) is primarily grass with some native trees, shrubs and plants (near the property).To allow us to have grass without heavy fines for water we use 1) apply summer guard and 2) winterize our laws. 3) we are mandated to water only Wed and Sat (early am or late evening). 

These types of properties can be profitable but typically for a more seasoned investor with lot of rehab cash to put into the house.

This one is a more of a specific question to my area. 

I would like to make a more clearly defined strategy to raising them.

From all I've been reading if the approach is "I see this and this sooo I'm thinking of offering this" then you may want to get a more detailed/critical plan in place.  

You can get a preliminary report for $100, and a more thorough analysis from an industry consultant for $500.  

For a more detailed explanation visit one of @ben leybovich posts. 

If you want to find deals faster and with a more cost effective marketing strategy you can always drive around and call on the signs in the area you want to invest in that are FSBO or for RENT and see if you can strike a deal. 

Well, there are times when whole life is the best solution, then we had to have a more in-depth learning experience with me back pedaling.

I was fortunate enough to purchase this property with zero money down, but let's use a 25% down payment to illustrate what the cash flow looks like with a more traditional purchase.