The juice may not be worth the squeeze to save money.A good agent will be worth the cost you might spend, but you can also work with a good wholesaler as well.I would recommend that if you work with a real estate agent, treat him/her as a teammate and not a tool in a toolbox or someone disposable.

See attached Excel summary sheet.Investment Highlight89% Physically OccupiedSupply Index in a 3-mile radius of 6.8 SF/Capita, 5-mile radius of 7.7 SF/Capita, and 10-mile radius of 8.3 SF/CapitaAdditional Income generated from 4 mobile home lots and 1 mobile home (Not Verified, as thus not included in underwriting assumptions)Key Underwriting AssumptionsDown Payment 25% of Purchase PriceEstimating a CAPEX/Repairs cost of $150,000Estimating Operating Reserves of $10000Stabilized Vacancy and Concessions/loss to lease at 10%Using a cap rate of 7.23%Key Demographic DataTotal Square Footage 21,130 Supply Index: 6.3Population 3,338 1 Yr.

Tell them you want your deposit back in full plus compensation for them breaking the lease and any extra costs you incurred (eg did you have a cancellation fee for movers-I doubt it as you said you didn't know when you planned to move in).

A buyers agent, even if compensated by Broker for Seller, will represent the interests of the buyer.Under : "Sellers Estimated Costs" she's got me paying $1,925 in fees. ($675 preparation of deed) ($650 transfer tax) ($300 settlement fee) ($300 notary fee)Also in "Sellers Estimated Costs"  "brokers fee" is listed as "$4,000"   rather than 6% or $4,000 as if the 4k is just a flat rate.I feel this gives her no incentive to sell my property at the highest bidder.

One QB Plus subscription will cost you about $65/mo.

Also, any idea on what the monthly cost for renters insurance? 

Tommy,Check out PropWire - https://propwire.com/searchIt's a free data source and you can pull a list of vacant lots by zip code, county, city, etc.

However, I'm struggling to determine the costs of rehab if I would have someone do it like drywalling and more extensive BRRRs. 

California offers equity building, potential appreciation, and stability, but high entry costs and market volatility are downsides.

Feel free to reach out if you need any advice!