Instead of a cheaper natural gas furnace you are going to be paying the electric on the space heaters.

If you're in a C-Class investment with no experience as a landlord and no reserve set aside to deal with disasters, I would tell you to buckle in and strengthen your position by building a reserve, educating yourself on landlord tenant law, building policies and procedures 4 difficult situations, etc.

I do NOT want to buy with tenants inside, as I am using hard money, so if tenants drag out an eviction procedure, it would cost me waaay too much. 

this will be my first investment purchase, and i cautious about following the correct procedures and due diligence. 

I learned so much, Rick, re: procedure of Calif Probate Court!

Now I am a licensed realtor, but should be ok with these procedures since I am acting as a principle in the deal.  

Naturally I'd also be renting the house out, but I'd like to be able to cover all costs myself to keep this plan concrete.Any thoughts?

I had an inspector state that there were two natural springs under the crawl space of one of my homes I’m selling.

So naturally, I decided to JV with another investor.Problem is, when I gave first right of purchase to my cash buyer (JV partner #2), he didn't respond until two days later which in that time I found JV partner #1 and now my buyer (JV partner #2) wants to JV with me also.It's only been about 5 days since I signed the contract with my seller so obviously I have more than enough time to market and find my own buyer (45 days).So now, what do I do if one or both of my JV partners finds a cash buyer for my deal?

However, the other common promoters of these types of investments are institutional in nature and have both the legal counsel and likely the license to be able to weather the storm if the nature of note is contested.