Factor in closing and fixup and you are trending near $40k.

This will let you know if things are trending up or down.

Long term, it seems the general macro trend will prevail with Sac continuing to grow and with population growth we will see price appreciations as wellHowever, Sac prices also have run up quite a lot over the last 3 years and both buyers and sellers are fretting.

I know there is a BRAND SPANKING NEW MEDICAL SCHOOL (private) either starting or just has started kicking out students and doctors to be in Elk Grove... it is NOT affiliated with UC DAVIS in any way, shape or form.https://en.wikipedia.org/wiki/California_Northstat...

If you have the 20% down, and the cash-on-cash ROI and the monthly cash flow both make sense, you'll be in good shape.

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Is the fence in bad shape?

I don't think this alone is any indication of a trend toward more unethical real estate agents. 

and most importantly, do you LOVE real estate. in order to perform at a high level you've gotta spend all your free time studying your market, trends, etc. if you don't love it you'll probably be able to pull down 65/70k a year, but you could earn that kind of money just punching a clock at a regular job, so is it worth it to become an agent for 70k a year?