There are definitely opportunities to improve your chances of purchasing a property as an agent but you have to remember in California it will cost approximately $5,000 a year to maintain your license.How long have you been a pharmacist? 

For example - here in California a landlord has to give the tenant a 30 day notice that the lease won't be renewed. (60 days if they've lived there for more than 1 year.) 

I don't have anyone to offer you as a reliable service provider for someone in CA.

This is not making lemonade from lemons.

Those states include: Washington, Oregon, Idaho, California, Utah, Arizona, Montana, Colorado, Wyoming, New Mexico, Idaho, South Dakota, Nebraska, Minnesota, Arkansas, Minnesota, Michigan, Indiana, Kentucky, Tennessee, West Virginia, North Carolina, and New Hampshire.

We have purchased 5 properties since last December - two in AZ, two in FLA and one in CA. 

They don't care about any of the other ways around it that investors try to use like "equitable interest" since you have a signed purchase contract with the owner.I've had really good convo's with Greg Lemon the Director of the real estate commission along with a few other guys on the commission.  

Depending on your financing, you should be able to find cashflow.I just sold this home here at the bottom end of your price range, and it would rent for $1,800 to $1,900/mo easily:https://www.redfin.com/CA/Sacramento/3928-23rd-Ave-95820/home/19407351With 25% down and a 5% interest rate, your PITI would be $1,366 which leaves about $500/mo gross cashflow before management, utilities, repairs, etc.Have any other specific questions about the Sacramento market, just ask and we'll try to get you pointed in the right direction :-)

The situation:-I have one rental property right now and am looking for a second -My parents are divorcing and want to sell their 3bd 2ba home but still owe $470k on it. According to zillow, it's worth around $535k, so...

This is in Southern California, Los Angeles County.Your sage advice is greatly appreciated!