I'm sure a LOT of CA-based investors primarily bet on appreciation and pay out of pocket for the expenses & mortgage. 

The web side its hard to navigate and find instructions or applications. please if anyone   can give me specific directions i will approached appreciate it  

BP is the best resource on the web !

Like others have said, your best bet might be finding a home off market.

I bet it's not much.

At this point, we would like to get a reasonable quote and do it right so that we don't this headache in the long run.Will shy away from this kind of older property in the future to avoid digging up the ground to fix drain that looks like spider web with patches.

I digress thoughYa I was kind of shocked to that Lori had never met Wendy I bet she lives within 10 miles of us..

I think its just leveraging your local real estate agent is probably your best bet or maybe even possibly getting your RE license if you start doing enough deals. 

@Linda WestI would bet your contract indemnifies the pm for any costs associated like this.

It's kind of like insurance.As far as the ideal time to buy a house, I'd assume we continue to see home prices come down a few % points over the next several months, but as interest rates continue to rise I'd bet you see your mortgage payment be about the same.