Where is the logic in choosing not to make money.

Choose your investments by who you want to serve, as there are working class, student areas and a few slum lord areas. 

Replacing polybutelene plumbing is a hit you will need to take if you choose to continue renting.

@Ryland Taniguchi since you are an agent are you recommending she not listen to you  :)I think you have to quantify the question and the response.Your not an average buyer with only 25k to work with .. your in the business and obviously a developer of some repute and success.. for those with limited capital and competing against guys like you and I.. the realtor is correct its a sellers market.. the issue for these folks also buying off market is they need FHA loans and many houses need to much work to qualify.. so you really are stuck in a narrow window to buy.4 plex househacking for someone with @Angela Jossy capital is one of the best ways to enter the west coast market.. all the other things like buy a sfr or whatever those are folks that don't know the price ranges on the West coast its not that easy for someone with 25k.

I think your idea to find a nice mobile home for your mom is a good one and there should be quite a few in the Sacramento area to choose from.

If you dont mind me asking, which area of town did you buy your property and why did you choose that area of town?

The question was who is reputable, not who can give me some under the radar advertising or blatant solicitations to sell me notes in the forums.And the first question should be what brokerage is well capitalized to repurchase a note under the expressed and implied warranties made in the transaction.

If you choose you could advertise for a replacement and make sure he understands he must keep the unit in immaculate condition. 

I have a quote for a 7% prop mgmt fee from a reputable company.

I thought I would throw it out on here and see if anyone has a reputable sub we could contact for the job.