Maybe past due tax bills from the County (cheaper but requires alot of time). 

I have been looking there and the properties are much cheaper than the traditional sales.

There are several things that I am stuck on:Should I go for a smaller, cheaper house in a less than stellar neighborhood or go with a nicer house in a good neighborhood that's also in a very good school district? 

Make sure you check if you are allowed to sell or rent or have to hide that intention up front.And if you want to build a plex (4 units or under is residential financing) you may have a hard time finding the land zoned multi and should look for an special use variance of much more common and cheaper single family zoned land. 

But south - where everyone is headed bc it's cheaper - you have the train going in (actually on time) thus any commute is easier and it's still affordable and easier to cash-flow.

If you look in the inland empire things are much cheaper but do not sell for as much when rehabbed either. 

White cabinets are, in my opinion, not just a female thing but a one of many different styles thing :  )    And if you don't do the white cabinets the right way, they can look on the cheaper side....

I had a bunch of disappointing quotes locally and the company an hour away was 20% cheaper.

Its much cheaper than going through a foreclosure and much quicker.Can you scrape up enough cash else where and bring the hand money loan current? 

A lot of people paint the stock tank or create a deck around it to make it look really nice.First, it's cheaper and easier to install than a pool or hot tub (can do it in a weekend).