I would echo the two posts above me in this point: the key right now is to not worry about the tenants, rents, calculators, etc. as all that will be less meaningful if you buy an unsound money pit. 

For example, you set up key word alerts. http://www.biggerpockets.com/alerts

What works for the individual is always key, however Ca. does have a boom/bust market, as you have experienced.  

For example, you set up key word alerts. http://www.biggerpockets.com/alerts

You've discovered what the seller WANTS, and that's the key.

For example, you set up key word alerts. http://www.biggerpockets.com/alerts

hey blake. sounds like you are on a roll. you got lots of great advice here. thats what BP is all about. keep up that motivation, it is key in this business. the money will start rolling in, however, your timetable may be a little enthusiastic, but stick with it. the time will come when you can quit that job and follow the dream.

The key will be if the sellers will cover their commission.A local bank will only look at this property.

You may want to compare some of the local turn key product with what you can buy off the shelf.These are not rocket science type purchases. 

For example, you set up key word alerts. http://www.biggerpockets.com/alerts