Well looks like you and especially your PM need to brush up on the state laws.I don't know CA law but those that do or looked it up seem to make it clear that there is a legally defined grace period and that falling over the weekend would extend whatever that is as well.BP is wonderful for general advice and to get tips and ideas, that can then be checked to see if they are legal in your state.  

The numbers don't seem as good as a quad...Any advice or tips are appreciated, Thanks!

Two answers, both serious, but only one that SOUNDS serious.First, check and see if you are paying by the "tip" (individual pickup at a flat rate) or by the ton.  

@Will R.Account ClosedThanks to each for the tips!  

If you've seen my face, shook my hand, seen my office, looked me up online, and can easily alter my credibility as a wholesaler in this industry with a simple click or post on any social media platform- chances are, I'm not going to put you into a bad deal or keep your earnest money, or walk away from closing or anything that could disrupt that status if I am insisting that you meet me at my office.

BP has some great podcast with some fantastic stories and tips that will help you, so I highly encourage you to listen to them.

Thanks for the tips guys, so what if I dont go through a short sale and just treat it like a regular whole sale?

To be honest, I hope I never even see the property, just provide a good, safe living situation for the tenants and collect some solid cash flow each month.All that being said, anyone have any tips for out of state investors?

Any tips to get back on track?

Jack Butalathank you very much, with that being said I will take all your tips to consideration and thank you very much.