Cheap properties are hard to come by.What are your goals?

It takes hard work, dedication, and an absolute reason to keep you going.

If so, you'll be hard pressed to find a listed deal making offers based on the 70% rule.

If you're going to buy out here you have to play the long game, you don't lose until you sell, that's why real estate is so great, even if the market tanks you still have a hard asset to collect money from (because rents do not go down) and you have tenants to pay your mortgage while building equity and historically San Diego has been a great appreciation market, so of course one shouldn't speculate, but let's be honest, Real Estate is inherently an appreciating asset by it's very nature. 

Is it hard to buy the note from the mortgage company she owes about $45k. 

Life and the school of hard knocks has taught me some expensive lessons.  

I do not want to be caught five years from now having worked hard and operated well simply to lose the property. 

For most, it's hard beginnings to get in the game but there is likely a payoff if you can stay in it long enough.

A living trust is in the immediate future, just hard to find the time with a baby and 70 hour work weeks.

How much money will you need to make an offer on a Fix and Flip that will be funded by Hard Money and Gap Funding?