Personally im kinda proud of myself that was my first offer i made in my first direct mail campaign and so far i had about three calls.

Most of Conejo Valley is top tier and Ventura County has slow growth policies.

I have looked at three other properties recently, and 2 out of those 3 were willing to do owner financing, but I had to ask to find out. 

I would get two or three estimates on the work, what visable / tangible difference does the power washer, in their professional opinion, think it will accomplish, and how often should it be done?

Get a good hazard policy from a top tier insurance company and don't be negligent.

Here's a "Me too" subscription to this thread - seems like "everyone" agrees that this is a great method for sourcing deals, but no one seems to know the details of the legalities involved (if any).

And it is more reasonable to buy better quality as this is your chance to get potential higher equity with 3.5% down - you are "buying" cashflow today and potential equity in the future and a headache of course :))) so all three parameters are better with a better quality 4 plx, risk is higher though but in my experience better quality small Multi Families are appreciating better.

Low wear and tear, high quality tenants, and when occasionally you have a bad one, he leaves in three days.  

If you lived in for at least two, then rent it out for less than three before selling, same rule applies.  

The appraisal districts are required to assess each property at least once every three years.