If I could find a solution I could focus my energy and time on buying houses.P.S.

Each time we have gone into our next house, we have taken on a little more, ie learning about tenants, or light rehab and then on into full rehab.  

Can anyone familiar with these type of transactions, specifically in the Sacramento, CA area, shed some light on how you go about compiling a mailing list for Probate properties?

I have house that needs a good carpet cleaning as well as some light repair work where there are some bunched spots.  

Who's had interest investing in net zero energy projects?

I'm sure the tenant wants the basement renovated... and the kitchen... and the upstairs bathroom.... newer windows will help with energy costs.... the technology in furnaces is improving and it could make a big difference to replace with new.... on and on.

If its a light rehab you can expect $1000 per unit but it sounds like this is more substantial than that.  

After that i figure I can do whatever I want, invest it or light it on fire.

Lou,My numbers are below, and come with the following disclaimers:Ignore returns % (They aren't programmed correctly)30 yr am and 5% (might be long & light)I forced 15% of and on my investment as a return (I usually do 10% each)8% Management (I dropped this from my usual 10%)7% Vacancy (I dropped this from my usual 10%)7% Reserves (I dropped this from my usual 10%)The Management, Vacancy and Reserves are ON TOP of the seller's numbers, which include those items in their expenses.With my model, I look for positive cash flow after it's all said and done... and this property does that, albeit at slightly lower Return/M/V/R than I like... but it looks like it could be a winner if the numbers hold.

Inspection was completed 6/29, seller made a few repairs, I did an inspection of the repairs and we closed 8/8/16.After closing, I did some plumbing work that the inspection turned up, and repaired a kitchen light.