it is not about screening or luck. they could be perfect when you screen them. people could change overtime. they could become smarter while they live there. they could lose their jobs. they have child support which they don't have that while screening.  

Now say everything goes perfect and the rehab costs $20K, we do it in 1 month, and find a tenant right after.

hey guys, i want to pick your brain about dealing with different issues that our seller faceI'm trying to build my plan before I'm starting my Direct mailing campaign  those are my questions :1) What would be the perfect Seller to buy your property from?

Hey you answered my question perfectly.

Sounds like a perfect fit for a 4-Plex!

I post a lot on this, so if you're considering TK, here's a link to a post on questions you should be asking to weed out the the charlatans, written for another CA newbie ;) https://www.biggerpockets.com/forums/55/topics/361999-new-investor-from-glendale-ca@Mike D'Arrigo is also spot on that a lot of people wait and wait and wait for the perfect investment and miss out on building a portfolio of decently cash flowing properties.

Anything below 47th I would say is still block by block particularly as you get away from the lake. 

Adam Janko It looks like your mortgage is perfectly fine...good even.

TURN THE WATER MAIN INSIDE THE HOUSE OFF (a foot inside the house in a perfectly dry closet--turn a simple valve on/off).Who wouldn't instantly call THEIR OWN COMPANYS FULL TIME FULLY STAFFED MAINTENANCE TEAM or 411 call a local plumber or at a minimum FROM THE SITE email/text/ call the owner??

At the time it made perfect sense and I received a great return on it.