Ryan,I'm also in San Diego and I've found that investing for cash flow can be difficult in San Diego County if you don't have a substantial equity portion in the property.  

Others will likely have much more substantial advise (and some of questionable legality). 

Owner very motivated as headed towards foreclosure. 

Welcome @Brian Martin,I would recommend you check out the how-to-guides under the "Learn" heading if you have not already.Here is a forum post where @Robin Secord compiled a list of the books recommended in the podcasts.If you do a site search for "book" a whole lot of info comes up as well.Happy investing, Craig

@Kyle Scholnick I am a newbie as well but what I have quickly learned is that DC/NOVA is not a cash flow market and I am heading out of State to get started.  

Like what @Michael Noto said above your finances will need to be in order and part of that will be what kind of loan you can get qualified for assuming that is the route you head down.

The homes are listed through agents and they look at me like I have 4 heads when I mention seller financing  or owner will carry!

Also thank you for the heads up on the wholesaling!

When I say I often use hard money they might say something like"I use my own so I can pay more" I shake my head and see someone who is trying to work themselves to financial freedom. 

There are hoa dues. sometimes these are very substantial and never stop.