Make sure and get an accurate quote..

If buyers are not jumping on it, I wonder if your fair market value is accurate or you are not discounting enough for repairs.

Although it's 30k under the list price, eventually someone might say yes.Are you saying that the average deal in California is either: 1) diamond in the rough, acquired by hard networking or luck, 2) requires appreciation to get a decent ROI (gambling?)

Also... if you get friendly with reputable contractors and investor-friendly agents, you'll have more ammunition to help market your deal to your buyers list.The contractors can come by and give you more accurate numbers on repair costs... and the agents can give you your comps.On the flip side to that... like @Doug W. sort of eluded to... if your buyers list has their own team already, their own contractor, etc. that they frequently do business with, then your contractors numbers and estimate will more than likely be different than your teams numbers (could be a drastic swing or a small difference). 

But, only if you have a list tailored to your specific game plan backed up with accurate and very fresh data.

Googling the mailing address of that entity, I got a company called Nationstar Mortgage.What I'm wondering, is one, is my breakdown of costs accurate?

I just downloaded the lists from Realeflow, but not sure how accurate it might be as the list seems very light and does not give you an address, just the owner name and mailing address.

I'm not saying it's a good or bad investment, but I don't think the comps would be accurate from that far away. 

After listening to more bp I realize i am more gambling then running a business.

The reason Im having a hard time figuring deals is because I can't accurately determine the ARV... so I feel a bit stuck.