Encino Tarzana in the desirable areas you are talking 1.2-1.3 for a dump

Never would want to approach a forum creation topic in this way.Approaching it that way can imply that someone will manipulate anything at any cost without thinking of repercussions to get the desired result.That usually does not instill confidence from other investors who might want to cultivate a relationship or look to invest in a person or a group in the future. 

So my advice is to put your desires out into the universe and see what comes back at you.

I kept the house for another 24 years, never had any roof problem and never replaced.I've bought and sold over 900 properties and have replaced many roofs and furnaces, neither of which scare me.Factors I use to determine if I'd selling a buy and hold include profitability, distance away from me, proximity to other investments I own, schools, crime, and neighborhood desirability. 

Goals #1 - increase my capital, that ball is already rolling#2 - buy and flip my first house#3 - buy and hold my second rental (maybe more) <— definitely a desire!!!

I have the 5% down, and the desire, am working with an amazing broker, just need the advice from people actually doing it.

My 2 cents ;1) Mindset - You are either someone with a quantitative investment bent of mind or you are not.2) People struggle with desire and drive.

I tend to believe you CAN find good deals anywhere :) I'm just trying to figure out the where the desirable areas are.

Generally the closer you are to the busiest intersections, the less desirable.

I also have a desire to use tiny and/or container homes to provide affordable housing in Orlando.