I am looking at an estate sale property that is being offered under appraised value, cosmetic work needs to be done, but looking at potential renter while working on this as a possible flip. 

The Prop 13 factor seems to get routinely missed.

Quick shower & off to the store around 11 AM (daily routine).While hanging out at my Pawnshop, I thought where should my next move be.

Solid properties with cosmetic needs not major renovation needs.Since we manage all of our own properties, we require that they are all within 10 miles of our home.Potential for Appreciation

Coming up with a daily routine is a pretty good idea.

Perhaps only a few hours of your time every month, checking on the rent, bookkeeping, attending to routine maintenance, planning your next step, etc.

I flip there routinely, though I don't view it as a market for those seeking cash flow.

After speaking with the two family members, I'm confident that the home would only need cosmetic changes (no one is available to show it to me before Monday) to make it easily marketable with a nice ROI. 

Delivering ice is a routine job. 

I was the one who had to do the running around to various places to get this warrant processed (the clerk of court, then our local law enforcement office) but it was cheap to process this ($10) and eventually the woman (I made it out on her since she was the one with the steady job) was arrested (perhaps picked up on a routine traffic stop and her history showed an outstanding warrant on her).You might check to see if you can do any of this as long as you do the "legwork".Gail