I reached out to a couple, but they sale their loans.  

I hope to take the proceeds from the sale of this house and roll it into rentals or fix and flips.

I also know about the due on sale clause (Which is rare on performing loans correct?).

Pro's:- you know what you want, what to ask, where you want to buy,  and the average buyer agents who are not pro Airbnb specialists just do not know how or what to ask as good as you do, they can sometimes get in the way, I get it- you could potentially negotiate a reduction in sales price based upon the amount of the buyer agent commission, - the listing agent could work harder to put the transacation together because they are hogging the entire commission, - seller agents know the motivations of the sellers and you may be more successful uncovering motivation, or seller structuring it to work for both sides more effectively than buyer agent- the closest distance between two points is a straight line, we usually get better results dealing direct as experienced buyers, unless you have a superstar buyer agentCon's: - the listing agent commitment and fiduciary responsibility started with the seller, will they now all of sudden become truly nuetral as transaction broker?

Based on life cycle cost its cheaper. 

I currently work as a Domain Broker at TheDomainGallery.com as well as a Sales Assistant at Keller Williams Realty.

Cycle happens about every 7 to 10 years.

If your not staying in San Diego there is little advantage to investing here and you can look for a market that may still have more appreciation left in this appreciation cycle than San Diego likely has left. 

This data only includes the 19 small to mid size cities and towns I am interested having investments in.2016 Multi-Family Sales2 Unit Apartment Buildings in my Farm took a dive last year, would have been a good time to buy a 2 unit building but I opted for a 3 unit with better cash flow.59 (2)unit properties soldRed line is the sale price, Blue line is the list priceThe average sale price for the year was close to $65,000The average Discount from list price averaged $9,000Only 10 of the sold properties were purchased at list price or abovePrice per unit was a whopping average of $28,6543 Unit Apartment buildings in my Farm did a little better on price the building I purchased was the last 3 unit in December in 2016 at a 10% discount from the list price and about 11k below market rate at that time.13 (3)unit Buildings soldRed line is sales and the blue line is discount from list price.The average sale price for the year was close to $83,000The average discount from list price was $9,000Only 1 building was purchased at 5k above list priceThe average price per unit was $27,4872017 Multi-Family Sales2 Unit apartment buildings in my farm this year are not suffering as much of a hit to price this year although the average price has continued to drop but only slightly.62 (2)unit Buildings soldRed line is sales and the blue line is discount from list price.The average sale price so far is $58,000The average discount from list price so far is $7,1417 Buildings have sold above list priceThe average price per unit was $30,0003 Unit apartment buildings 201710 (3)unit Building soldRed line is sales and the blue line is discount from list price.The average sale price so far is $75,000The average discount from list price so far is $8,7231 building has sold at list priceThe average price per unit is $25,175SynopsisAlthough there are some minor fluctuations in the NEPA Multi-family market the next chart shows all Multi-Family sales year over year which shows the relative stability of the market.  

We do have a purchase/sale contract and AOM's which clearly delineate it was well before the foreclosure though.