I know interest rates are as low as they've ever been so at least I have that going for me.

Ive done a deal for as low as 1,500 and as high as 30k.

If not, you may have little or no idea of the quality of what you're investing in). 

ALL the homes were built in a factory.. transported there and erected in less than 5 days.they are factory built but not in the style we are thinking of a box mobile home towed down the road.Or like we have done in Oakland CA over the years.. predominantly low income areas were we provide a new house.. but stick built is not feasible so we drag in the manufactured homes.And trying to get a RE agent to lose his license is pretty tough.. unless you just are plain mean.

@Dustin Palls,You should, at least, do the low-cost meth test."

It's kind of low inventory right now and it's kind of a seller's market and most prices are high and cash buyers are getting the deals.That does not mean that there are not any deals out there.

Of course, you want to go with a turnkey provider (if that's the route you go) that keeps annual maintenance costs as low as possible, but there will always be something big that needs a repair when it comes to a long-term investment like that.

I'm not sure how long the tax rate will stay low. 

Some people will say, "Take out a quality Insurance Policy and you will be protected."

I can see also why your choosing to do flips in that area as price points are low for San Diego.