This is so helpful, I appreciate it all very much.  

You would think though that as far as rentals go that because the inventory is less (homes lost to Sandy) that demand would exceed supply and push prices up. 

., IN, FL, PA etc..Bay area living cost is so high.

You haven't mentioned what type of investing you're after, but flipping is very popular here.Construction prices: $200-$250/sqft as far as I've been told by several developers.What are the construction prices around Atlanta?

So since my time is so fully used up, I thought I'd volunteer for two hours a week helping an experienced investor.

Keep on exploring BP, there is so much great info on this site, and good luck with getting your license!

There is so much stuff out there online to get people such as yourself off track that its mind boggling.

That is so true and in a competitive market like that the sky is the limit on what a buyer will pay. 

sorry if this is so simple for you guys but this is confusing, and I already read as much as possible about how to negotiate pre-foreclosures, or how to negotiate a purchase agreement and as you can see I am still confused, so i decide to create an account to see if you guys can share your knowledge with me. thank you very much in advance I really want to learn this.  

If LLC, can we do it in another state since CA is so expensive. 2.