I’ve got several landlords as references, good credit and usually make 6-8x rent at least around here.  

It's easy to fall in love with a property and end up making poor investments so this is an important reminder. 

What were you referring to when  you mentioned the 3-6% closing cost and prepaids? 

If you have a great team, life will be easy, but you have to manage your team diligently.

@Adrian Moreno You have two pretty easy options.1) Go to the neighbors and ask if they know the owners and where they are.2) Use a skip tracing service to get the phone number and heirs of the current owner.

If you need help in the future I may be able to refer you some people that you can add to your team. 

This information is fairly easy to find on your local city / county web site. 

One home on Green street In SF I had to foreclose on peaked at 2 mil in 88 by the time we went to trustee sale no one bid it at opening bid of 925k.. today probably 5 mil easy if not more.. and by 97 ish back to  2 mil.. who knows what will trigger the next one.. but  when credit froze in 08 there was nothing we could do if you did not have cash .here are some areas I worked in   in those days and the crash.1. parts of Atlanta I made loans on houses that were worth 150k my loans were 90k   sold this 97 build for 36k in 09.

Feel free to reach out through PM and I could refer you. 

There are thousands of posts on BP, almost every day, and keeping advertisements, deal-making and fights clear from the forums is not an easy task; if threads weren't moderated the forums would quickly become virtually unusable and unattractive to the majority of people here that are just trying to learn more about real estate investing.