I would look into a DSCR loan option it will require 15-25% down depending on the lender but it's based off the asset and if it debt services rather than based off the individual. 

Most of the software I use for deals for myself and my clients use an algorithm that will use statistical amounts for replacement based on current costs.

It will cost approx $4000 to remove the Oak tree based on a professional estimate.

Todays 30 year fixed rate mortgages are an astonishing 7.1% Based off that I am finding a lot of properties that, if at a 3.5% interest rate, would have a great 9% C on C return.

Southern California is a tough market,  however, its doable based on our experience. 

I am a New York based new-ish investor working to expand. 

I'm a Miami based agent who works with investors, experienced or brand new! 

Are there other markets I should consider based on my criteria?

I think in VA if it's in question, I have to post notice that tenant must notify me in writing within 7 days if they intend to stay and if no response, I can assume it's abandoned and follow next procedures for turnover and security deposit. 

The ease of buying and selling real estate wouldn't exist without NAR and MLS.Either way, this is like someone suing attorneys for charging a base of $250 an hour as "That's what they charge" and then a jury finding the attorneys liable for price-fixing.