In certain areas of the country, I'm thinking midwest in particular, there seems to be a plethora of true investor deals on the MLS.  

Living in one of the most expensive areas in the country, I don't expect to be able to do any cash deals here for a loooong time. 

A few anonymous phone calls could get the yards cleaned up or the occupants cited to court. 

(I know it varies in different parts of the country, but in regards to general cash flow) Duplexes, triplex, quads?

One of my biggest fears is getting stuck with a property and being taken to court for the full cash amount, which I most likely will not have.

Section 34.03(a), Tax Code, is amended to read asfollows: (a) The clerk of the court shall: (1) if the amount of excess proceeds is more than $25,before the 31st day after the date the excess proceeds are receivedby the clerk, send by certified mail, return receipt requested, awritten notice to the former owner of the property, at the formerowner's last known address according to the records of the court orany other source reasonably available to the court, that: (A) states the amount of the excess proceeds; (B) informs the former owner of that owner'srights to claim the excess proceeds under Section 34.04; and (C) includes a copy or the complete text of thissection and Section 34.04; [and] (2) regardless of the amount, keep the excess proceedspaid into court as provided by Section 34.02(d) [34.02(c)] for aperiod of two years after the date of the sale unless otherwiseordered by the court; and (3)regardless of the amount, send to the attorneygeneral notice of the deposit and amount of excess proceeds if theattorney general or a state agency represented by the attorneygeneral is named as an in rem defendant in the underlying suit forseizure of the property or foreclosure of a tax lien on theproperty.

Since the court date was in two weeks I was planning on putting in the contract that the price was "contingent" on what the outcome of the suit will be.

Wholesaling is much more prevalent than others also markets were EM deposits are traditionally very low.I know in my deals around the country now banks and I think some HUD stuff they are finally asking for realistic deposits like 2 to 5k per deal.. that will thin the wholesaler ranks a little bit..

You can figure out their rental history from public records using beenverified.com and/or your local court websites.I usually just do the latter; If they don't have any rental judgments or a criminal record then that is usually a good sign and if they do then you might want to think twice.

It was outsourced to a company in California that in turn outsourced to a foreign country.