Learned a ton and my goal now is to build out an efficient landlording system that is scalable and purchase another buy and hold property before the end of 2016 via seller financing or any other creative financing.

You should find out what kind of electric heaters are those, people told me that newer versions are a lot more energy efficient.  

We have a well and the other reason we got the machines was because we wanted  high efficiency used.

It would not be an efficient use of an agents time to work with someone like that.

The consensus is that absentee w/ equity mailers (regardless of how good the mailer) is a waste of resources and wondering if there is a more effective strategy to using Direct mail in SoCal. ( ie probates, pre foreclosure, owner occ, etc) I'm not trying to sound like a "Debbie downer" but wanted some advice as to what direction would make more sense while being more efficient.

So we're currently on the hunt for a new contracting crew who is reliable, efficient and reasonably priced.Now entering the final stages of the renovations.Green (water-resistant) sheetrock in all bathrooms

From what I understand on either side it's numbers game and you have to be persistent, quick, and efficient.

To make sure you explain it and communicate it correctly:  The seller "carries the loan", not you. 

I buy houses quickly and efficiently with no cost to you and no obligation."  

I think it's all about communication and how a landlord treats his/her tenants.