Wildfire risk is also nearly non-existent close to the coast, and haven't yet heard of hurricanes or tornadoes, but you will notice a tsunami sign or two..Electricity, water and general operating costs are surprisingly 'affordable.'

If your average tenant stays 2 years and it takes you 6-8 weeks to have the next tenant in place then you have almost a month per year where you are not getting rent but still have bills to pay.

Deal like this need at least 25 to 30% plus closing costs.

New AC units due to the existing units being stolen the day of closing.

I have databases consisting of 1,341 lenders for RE as well as close to 20,000 contacts at family offices, hedge funds, endowments and pension funds. 

I am just an average Joe trying to sell our house to investors (ski resort town three hours east of SF if anyone is interested) - I just wanted to check in and see: Is it common for an investor to insist on entering into a contract before they inspect (where they have 2 weeks to inspect and cancel if they don’t like what they see & if they do they will close within one month)?

In talking to my investor since he closed his plan is to gut the house and flip the property.

We have done that where we can as it makes it easy to make structural changes, run the electrical and plumbing where needed and then get a drywall crew to close things up. 

Although it was a great deal, my attorney advised against closing without title insurance and a quit claim deed. 

Fewer to no contingencies with a quick 10 day closing.