I think if I had that much to invest I'd go back to coastal Orange County, CA and buy there.

So when you compare what the attorney charged in the end, you have to make sure that you are not comparing apples to oranges. 

That high of home prices are similar here in Orange County, and is horrible for cash flowing investments.

When is the best time to plant an orange tree?  

Different topic, same logic.Have you ever heard of the phrase Apples to Oranges?

I actually prefer to put the same texture on the ceiling as we put on the walls - "knock-down" or "orange peel".

I believe that absentees tend to be ‘lower hanging fruit’, but there will never be a shortage of life circumstances that will motivate people to trade equity for cash.More focused marketing (through using quality copy, targeting, multiple touches, etc) and the ability and knowledge to structure deals beyond “I’ll give you 70% ARV-repairs-contract assignment” is pretty important.

There are a few violations that are low hanging fruit that I can have repaired before the court date, but some of the more costly ones will take more time.

You probably know this but STRs are illegal in Orange County so you’ll need to stick to the resort areas. 

@Roman Bulgakov - In the class C areas I mostly work in, the orange and black sign from home depot has worked best.