@Dave Rav Thanks so much for the kind words, nice to see you on here!

For most out of state investors Vegas isn't the answer it is similar to the inland empire but more isolated from the job centers in LA and Orange County (ie if you live in Vegas you work in Vegas)  I encourage you to look at both and possibly other markets, but if you are counting on appreciation and are planning to hold for a long time Prop 13 in CA is a nice thing to have.

And now that I think more, the fact that the garden unit has been vacant for a while now according to the property management company I called, I'm inclined to think that it may not be in working order at all.I think this seller is trying to pass off their hidden problems onto someone else.It would cashflow so nicely without this!

Just wanted to add that it’s quicker and easier to pay a visit to L&I when the time comes.

Nice to see a fellow atty! 

unfortunately in the area homes the same size as mine are going for 750-800 however theyre less nice so we are currently at 900 per month.

I have one in Oregon that is just under 10 million and typical hard money rates are being quoted.. however frankly if you still cant make nice profit paying for HML or private money then the deal is probably to tight. if your talking 10 points and 20% then ya that would  be a little bit high.but 2 to 5 and 10 to 14 is in the all park.. for a HIGH risk horizontal loan.I just did one personally ( i was the lender) in Orlando and we were up there on the top end of what i am talking bout 30% apr  but the developer snag a great deal and will still make a few million on it while paying me 100k for a 700k loan he used for 7 months.. that seemed fair all around..

No need of any physical meetings in person or visits.

A lot of buyers in search of turnkey want everything together in a nice tidy package, so to speak, and they're typically seeking it from someone whose business model it is to provide turnkey ... it's the package that makes it worth the premium price, not just the condition of the property or the fact that it's rented.

I don't reside in  Florida(but visit often) so I'd need the assistance of   a credible realtor or  savy investor to iron out the details .