Since tenant selection is the most time consuming and highest risk activity, that may be a compromise to get you started.

This only works in very specific / certain conditions, and it still has lots of risk. 

View the CA Probate Code link for a better understanding: https://leginfo.legislature.ca.gov/faces/codes_displaySectio....Yes you can purchase any probate property (to my understanding) without the confirmation process.Just remember that the nominated Executor in the will would have to possess Letters Testamentary.If there is no will then the Administrator would posses Letters of Administration.For free probate leads this is he webpage I use for N CA (certain counties) and can also be used for Arizona (Maricopa County only) https://www.legaladstore.com/frmMain.cfm or find potential probate leads from this publication: https://www.recordreporter.com/rrhome.cfm?

The one and only time I've heard Dave Ramsey address the idea of "good debt" and "bad debt" with enough time given to make a complicated point, he talked about how difficult it is, specifically in real estate, to precisely calculate the risk of these investments. 

Your risk tolerance?

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Thanks for the Insight/ advice/ potential piviots to make deal better? 

Also the destruction they do by chewing through wiring and the resulting fire risk.

There isn't much risk there and it's par for the course for cheap properties being bought/sold with land investors.  

This could be beneficial if the property is distressed or has issues.Usually the seller can ask for a higher than market interest rate.And the last reason is it increases your potential market.