.- We put in offer for 28.5k cash no inspection no contingencies- offer accepted- takes 2 days to do the final rent ready pop, close on thursday renter for 1100 move in on the Monday- ARV currently if we wanted to flip, prob 52k (we had an offer on it that we declined so I know its real, the offer came in before we even closed)OK so how does this make sense?  

Just curious whether the downturn in the stock market has affected your real estate investment plans for 2016. Does the markets poor performance make you more likely to buy real estate or has the loss in value negativ...

That is without vacancy (80 something tenants don't stay for long and the population is declining) any capex ( you have foundation and roof issues already) or simple maintenance.

Irvine prices started declining in mid- to late- 2014 and haven't stopped. 

Leverage can be very bad if your market is declining.

Essentially, everything is a guide and flexible.If you don't want large amounts of family in a place, just get a different tenant and decline the others.

Because even if a housing market declines, for the most part, rental markets remain pretty steady or continue to increase.

I wouldn't advise that in Japan, because of their declining demographics. 

. $100,000 -- previous owners bought it 3-4 years ago for 107k and this is central Maine, where prices have neither risen, nor declined, as much as most of the country.

I read somewhere that this is one of the very few places where prices didn't decline.