I've decided to look outside of the area and found the Central Valley to be most appealing due to job creation.  

Off Market deals are found from hard work but I don't advise you start that route if you are not prepared to pull the trigger quick.  

Should I have found a way to do business in California?

@Tyler DeuelI have used Al Mendillo from Home Inspections LLC on several occasions alreadyI found him to be very helpful and thorough.If you are still looking, message me and I'll send you his email address.

She has found this to be pretty profitable for her.

Found one yesterday for a client and ended up in multiple offers, secured it but had to go over asking.

Getting a referral from a fellow investor is OK, however that contractor may be good for the referee, but could be not so good for someone else.Contractors are special individuals - they too are chasing the buck and trying to get the best deal possible.You may want to write specifications  of what you want done - once you know what you want you can better compare bids from workman.I have found that meeting real people with real tools at a time they are buying supplies and materials at Home Depot 5:30 - 6 am picking up stuff to do their daily work is sometimes an effective way to find the craftsman you are looking for at a price that will serve you well.Getting referrals is OK - but how do you know that they didn't over-charge the person who is referring you to them?

I have found a healthy amount of flexibility in my schedule to allow me to spend time with my family.

I cleaned the place top to bottom...he inspected with me present, found a few things that I cleaned some more.....and then tried to keep my entire deposit.

The other one I found by sending letters to the people that owned them in my town.