Do I go look at the property first then make ARV or do I Make an estimate  fill out the contract before I look at the property?

. $30.00 is the maximum fee for a payoff demand statement that can be charged under California law.Page 2 of 5To: Title Company ("Escrow Holder")Estimated Closing Date: In two weeksRe: Property address ("Property")("Seller")__________________________________________________________________________________________DEMAND FOR FULL PAYMENTPLEASE COMPLETE IN FULLEnclosed are:1) Original Note for $_________________________________2) Deed of Trust (original preferred), and3) Substitution of Trustee and Deed of Reconveyance executed by all beneficiaries.

in reality, an agent can take a quick look, and send you pictures, if its not already pending by then, and you can get an inspector during the DD, to give a report, but getting a licensed contractor during your DD to give you estimated repairs needed, is not a simple call just for them to go over there..

I guess there is a chance to get lucky and find a seller looking to unload and retire but seems few and far between

That’s my low estimate.  

I have downloaded the list of properties up for tax lien sale next month and I've identified properties that interest me either for my own portfolio and/or because I think they stand a good chance of being paid by the current owner (mostly both).Two properties that are in my preferred farm area are owned by a defunct LLC.

I just spoke to city engineer they estimated 2880 per unit to install new individual water meter and also mentioned that they don’t do individual water meters for apartments itseems.

No rule of thumb, but most people estimate one month vacancy when doing numbers.

Price estimated at 47,000. 

I was able to get an estimate from a property mgmt company.