I have 3 ( 1 condo +2 townhome) rental and one primary home (single family ) all in San Diego and for my rental portfolio of buying with my own money i am done.

If the intent is to flip it, there are two ways people buy houses 1. with borrowed money 2. with their own cash.

I want to buy a 300k property and i have over 300k cash and a company with 7 figures revenue, but cant get a loan anywhere near FHA rates. 

So if I were in your shoes I would want to be really confident in the exit strategy. 1) confirm rent estimates 2) confirm ARV and the demand in that area to buy a house like that in the price range 3) are there banks willing to refinance at the LTV you want with the seasoning period you have. 40k for a house of that size that needs that work would be the cost of materials alone where we live in WI, so verify your estimates.

As an investor, your primary goal is probably to buy at the lowest price (you make your money when you buy at below market value), fix it up, and either hold or sell/flip.The seller might realize they "don't know what they don't know"....in general, investors sometimes come across as "transactional" (they ran the numbers, and just want a yes or no from the seller). 

I'm going to assume these pre-foreclosure listings you're seeing on the MLS are properties that sellers chose to list for sale there (and that your MLS does not contain the full list of them in your county).The best source for finding foreclosures is going directly to your county court (either their website or their office).

Quote from @Kendall Jackson: I’m trying to get started in real estate to provide additional income for flight school and eventually buy a home in San Diego.  

Would any body suggest best area to buy rental property in Jacksonville? 

Would appreciate anyone's experience with buying Lien Certificates and Deeds.

We just closed on a $9,000,000 deal yesterday because our broker knew what kind of assets we like to buy.