My company mainly focuses on “C” class properties and typically does value add.  

Im about to put 3% down to book a townhome is milpitas. i haven't visited the physical site yet but got on their priority list through their web site.  I want to get back as much money as possible so im thinking of go...

By the way, your 5% for repairs/maintenance is low unless this is a relatively new building in great condition in an A class neighborhood.

The only other way is to cherry pick over time.

Parcel is 0% stones, level, north-facing and totally shaded, soil class is Rains and Grifton but we'd most likely engineer a raised bed if that is appropriate for the plants and parcel. 

The buyer picked the house up from my investor friend at costs and he is the one who made the profit because my investor friend refused to hold a bit.

The DMV area is a big area to cover, so I would recommend you picking a general location to start learning about. 

I am also taking online classes paying thousands of dollars every semester on a degree i can care less about which is really not gonna change my salary it will probably drop it if i decide to use it.

More and more listings are coming on the market every day, for two reasons: 1) sellers who bought before the crash have now seen some good appreciation and are able to sell for a small gain 2) older long time landlords are ready to retire and are looking to cash in on the high demand for this property class right now. 

He runs the Charlotte Outback Investor Meeting and has been on a rol this past year picking up properties for little cost and getting maximum ROI out of his tenants.