Both of these places would have positive cash flow allocating for legit cap expense ($250-$300 for a detached unit per month, so at least $500 for a detached duplex), vacancy 5%, and maintenance.I really should not be encouraging competition in my area but I am NOT using Escondido because I think it is unique but because I know it well and know what duplex to quad are on the market and what duplex to quad have sold. 

I would personally want to know I had an exit if a deal came to me.And in Sac if that is were your targeting your one of a thousand doing this.. you need to be able to react .. put up EM and beat the competition to the deals.. all this seo website that is easy its all out sourced.. but it does not close deals for you..

I know the market is very competitive here too.

I know Wells Fargo offers a 3% down loan and they tend to be pretty competitive with their rates.  

The online lenders on there are usually pretty competitive and it will get you a good reference point on the current rates/fees.  

I am marketing heavily in an area and of the phone calls I've received only a handful were legitimate leads and none of them were willing to sell their houses at what would be a competitive wholesale price. 

How are the windows on the property and how do they compare to your competition?  

It does not help that real estate is a highly competitive business given the number of realtors and investors out there.

Not trying to discourage you either it's an extremely competitive market right now.

Focus on creating a unique mailer so you stand out from your competition.