Re: home buying plans:  I'm planning a (free) Meetup soon to share some strategies for "house hacking"  (maximizing the investment side of your home to make owning it more affordable) in the current hot east bay market and give aspiring house hackers a chance to network.    

Ethylene glycol can also be found in common household products like snow globes, so be sure to keep these things out the reach of animals. 

If you are talking flip or wholesaling then that is a lot closer to realistic.Think about it, if the median HOUSEHOLD income is $50k before taxes, why would $120k be a bad starting point for one wage earner?

I know another guy that does all the bells and whistles (electronics pool hot tub etc.

It is because of that middle man strategy that I think those who try to deploy would not look properly at the idea of an assumption which if they mess with an FHA loan can get them into hot water.  

I have a terrific portfolio of fresh hand picked properties for the right investors who are looking for hot saleable properties.

I did do a census research online to see what the household income was and it was between 28k-35k as well as a google street view so I had a feeling that the neighborhoods would be a little rough. 

I am also interested in any affordable properties in Dignowity Hill for future flips (I know this is a HOT area but I've driven by and seen for sale signs).

I'm assuming you figured in the roof and A/C in the repair costs and that's why your CAPEX is only 5%, because those major things will be brand new. just remember that there is is still furnace, hot water heater and appliances to worry about. by your figure, in 20 yrs you will have $7800 saved up for a new roof then, but in the mean time other things can go depending on their age which will take away from that amount. 

The money spent, the drive, the motivation the effort, the hussle, the risk, the nerves, the not-giving-up, the time put into it not knowing for a fact something will come out of it... heck, the angry calls, the racists bastards telling me to go back to "italy", the asking why they can not speak to Dixie (my super hot partner) calling me fake, asking me where I am from because anyone in the USA with a foreign accent is either a terrorist or a scammer.. this is the fact of doing marketing being me...If anyone doesn't think this deserves at least 50/50 I will happily tell them to shove their uneven split up their butt and let them find their own 66% discount deals themselves.