At best I could swing 25-30K.What would you do in my shoes?

I can probably swing up to 30%

The problem with assessed value, at least in CA, is that it has little or nothing to do with current value because of proposition 13, which limits the annual increase in value to protect property owners from CA's wild swings in real estate values.

I'm guessing not too long after the recession was full swing cause they spoke a lot about so much inventory to choose from.  

It's a solid asset that throws off cash and won't have wild swings like the stock market.

I will try to swing by!

If you can swing a $75,000 DP instead of $12K, you are looking at $1390 a month with no PMI.

Perhaps you could recommend any investors that could facilitate this transaction.For the past three years I've successfully studied & been involved with over 400 various industries as a designer & marketing consultant.Currently, everywhere you look people are buying and flipping real estate.It seems everyone is buying a home, fixing it up a little, and selling it almost immediately for a sizeable profit.We read about it in newspapers, online, and there were even television shows based on flipping houses.The flipping real estate business model works great.But here’s the good news for you . . .that same business model works in many other areas.You can flip non real estate assets just as easily, maybe easier than flipping houses.You can also use leveraged buy out techniques to alternatively buy & hold already existing businesses similar to properties also.Through the use of transactional funding I've realized that I could borrow a $250,000 swing loan from a bank, give that to the seller in morning.That would make the business mine.Then in the afternoon I could take all the assets that are in the business that I just bought and raise $360,000 (80% of $440,0000) the same day from an asset-based lender.Then I could take $250,000 of the $360,000 and instantly repay the transactional loan.Then, I'll have a $110,000 cash windfall in my bank account, which I could now use to run the business and pay myself a big bonus.The double escrow basically enables someone to do this: I never touch the $250,000 of the down payment monies put into escrow by the lender.The asset-based lender never hands methe $360,000 check. 

You could swing the other way as well.

If it helps I might be able to swing out to the property today and take some pictures of it