Referrals from fellow investors are worth their weight in gold and so Im asking on here. 

@Sina Simingalam I was thinking maybe I should take a loan out on the money I have invested since the interest rate is low.

Run the numbers.Based on your scenario of $500/month, $6k/yr & an $60k property (low end):1 - It would take you 10 years, if all goes perfect, before you got your money back...and then invest in the next property, where...2 - You would immediately fall behind by another $80k (assuming after 10 years, $60k property now costs $84k), and it would take 6 more years ($7k x 2 properties) to break even again, before you invested in another property (assuming all has gone perfect for 16 straight years now...not going to happen).3 - After the 2nd property is made whole again, you buy your next (3rd) property, and you would immediately fall behind by another $105k (property now costs $105k), and it would take around 5 more years ($7.5k x 3 properties) to break even again, before you invested in another property..Let's take stock of where you would be at this point. 

Currently have 3 fourplexes that cash flow over $1500 each and low mortgage on my dream house. i have an accepted offer on 4019 e calwa fresno ca. the property is 3 separate 2bd houses with garages on 1 APN.

As low income housing, I don't see needing to be perfect.

As I scale up, I would find a digital solution with low processing fees.

mailing to pre foreclosures is pretty low return or odds. 

Your place is listed as sleeping 8 because of bunk beds in the third bedroom with stated 200-lb weight limits.

Another way of getting by with low credit is through partnerships.

I bought the office condo for a very reasonable price and the mortgage is super low, $850 a month.