Here, a judge will throw it out and this area is not that unique, IMO. :) PS.

If the properties are similar in construction and equipment (furnace, AC, water heater, ranges, etc), then splitting on size is an easy way to do it.  

My market has a good volume of low risk 2-4 units in the 300-400K range- it's a good way at a young age to get in, leverage safer properties

Comparable homes in the area ranges from 140k-190k.All the upgrades to the home would just be cosmetics just to give it a high end look.

We have already generally agreed on a price provided that the repair expenses fall in a certain range.

If you  believe there is a range I'd love to hear your thoughts on what dictates or influences Cap Rates the most right now.  

At this price range I might ask for 5-10k, nonrefundable EMD.

I like those areas a lot, and there's quite a population base, larger than a lot of US states in those MSA's, maybe 3mm+ and another 2mm including Sacramento. https://en.wikipedia.org/wiki/California_statistic...You could easily commute up/over there in a day trip from Lovely Santa Monica™, and there's likely to be property for you in every class, price range and demographic.

This is true for both stocks and bonds, with each trying to determine if it will move back into the ranges seen in June and July or if the recent move lower in yields and stock prices was merely the first wave of a longer campaign.

The houses that are liveable are out of my price range as far as the down payment and I'd rather buy it cheaper and fix it up.