The target end buyer for the whole sale would be a land lord or a first time home buyer, but then i'd basically be putting this property under contract and re posting it on the market as a FSBO.

I've been through 4 PM's and they all have the same problems.1. the managers have WAY too many properties assigned to them so they are always in triage mode and the other stuff (like finding tenants, communicating with landlords, collecting rent, and everything else you pay them for) falls to the wayside. 2. most PM's have never owned a property. now, I know this is hard to ask for from all PM's but if you're a small investor like I am then I think it's imperative to have a PM on your side the really knows the market, and what's at stake. 

I also lived there for several years and have been in different neighborhoods, so I have a fair lay of the land.

Residential properties up to 5 fm.Also lately I'm looking for vacant lands for development.Sometimes i have wholesale deals that I'm flipping to other investors.Kobi Nagar

Therefore many attorneys don't understand assignments; simultaneous closings; land contracts; structuring owner financing; or purchasing subject to.  

If you don’t still do it with a “ghost” property or another wholesalers property until you have your own inventory. 8) HUD Landlords (Section 8): Get a list of Section 8 properties for rent from HUD.

I have been looking into some Duplex properties in CA recently and have been noticing that a large number seem to not have  a permit on file with their town or city for the second property that is on the land.

you can use smartmove or join a landlord association for some type of subscription service.

There you should find investor friendly realtors, wholesalers, landlords and other investors that may have leads on good deals fitting your criteria.

I'm looking to get a better broad picture of what is involved with being a landlord, and would obviously also like to pick your brain about the process and lessons you've learned.