Stay away from the lower income areas, typically we see properties more distressed, more challenging situations with tenants and late payments etc, we manage around 400 units and from experience its worth spending a little more money to be in a better part of town with more qualified tenants.

What do the leads cost, are they worth it? 

Based on the information I can find and an Excel template I am using it would suggest this property is a 9.3 cap and would have cash flow after expenses of around $3000 per month.

I am willing to do a cash out refinance in the next few months.

I will tell you in 20 seconds what it worth  

@Timothy Yang"immediate cash flow" on an investment property after putting 25% down is an illusion. 

Here's my #1 dissatisfier in dealing with agents: Most have NO idea how to evaluate investment properties.I HATE when agents bring me a so-called "deal" without having first determined whether it actually makes sense financially.Then, when I do run the numbers and calculate a cash flow of $50/mo and a cash-on-cash return of 3%, I feel violated, like my time has been totally wasted.And, that's the last "deal" I'll ever consider from that agent!

We have been flipping for about 10 years in U.S and we definitely understand that there may be many rules, laws and regulations limiting the ability to flip for a profit worth the effort.

Although all of the Los Angeles metropolitan area's twenty-one office submarkets contributed to the metro's recent rent growth, it is worth noting that the 0.8% asking rent growth rate of the past 12 months compares unfavorably to the metro's long term performance.Competitive Inventory, Employment, AbsorptionTotal employment in the Los Angeles metropolitan area increased by 14,200 jobs during the first quarter, representing a growth rate of 0.3%, while in the dominant office-using industries, employment grew by 4,600.

Cash invested: $210,000 New construction on existing lot