They don't live in the US, rehabbing a property to force appreciation would take time and actual work, and why work if you can slap $1M down and immediately make a pretty penny?

I drive over to see her property, it was a Mobile home that needed some work and it sat on ¼ acre.

I like that much of it is in my hands- I can analyze a deal and decide whether it makes sense, how to make it work, and when to walk away.

Then, ask contractors where they like to work and Prop managers where they like to manage properties.

I think 1031 is out of the question since the timing would have to be unbelievably perfect for it to work and I risk having to pay the tax anyways.I spoke with the realtor and then I spoke with my accountant again, and I think I'm going to just sit on it for now.  

It didn't work and I didn't feel bad because they had ignored my instructions.

I have mainly been looking to invest in the greater Sacramento area where I currently work and live (and was born and raised), but have been feeling like it is tough.

Consequently, it's convenient for me to do some general work and show the property.Thank you, again, for your responses! 

Skip tracing does work and it costs around $9.00 per house but I use skip tracing only as a last resort, and that still doesn't guarantee you're going to talk to the property owner. 

Tell them why the numbers don't work with that particular deal and show the broker what type of deal would work and ask that they contact you if they come across something that fits your criteria.