@Scott Nelson let's make sure we are on the same page.You don't control the Cap rate as the cap rate is determined by the market.What you do however control are your expenses. 

You still own/control the property even without your name on title. 

Here are some articles I've written about Sacramento to help get you up to speed on the market:https://www.biggerpockets.com/forums/621/topics/396725-millennial-migration-to-sacramento-2017---here-comes-the-rushhttps://www.biggerpockets.com/forums/621/topics/586279-investing-in-sacramento-or-stockton-which-one-is-betterhttps://www.biggerpockets.com/forums/621/topics/585796-sacramento-rent-control-101-everything-you-need-to-knowhttps://www.biggerpockets.com/forums/621/topics/590913-rent-growth-in-sacramento-is-triple-the-national-averageFeel free to ask any questions about the Sacramento market or the investing process of buying and selling real estate and we'll be sure to get you pointed in the right direction :-)

It is bank owned asking around 95k it needs a touch up but practically all cosmetic barring a possible heating system issue. 

Reinvest the profits from these flips until your seed money is tripled....then,...3 - Take the profits from continued flipping to buy cash flow properties.Repeat steps #2 and 3 until tired of making money.Important points:A - There is a special type of investment you need to do in Step #1 in order to accomplish what I wrote, and control risk.B - In step #2, I said flip the cash.

Unlike fix and flip rehabs where you have a good idea of your timeline, NPN's are affected by the borrower's actions, which are outside of your control.

I am licensed to practice law in Texas.

The numbers are pretty set as the owners are selling it practically at the cost of the mortgage still owed.

This is not ok and unacceptable practice although people do it all the time.

Fire Control - Phalanx CIWS & MK92 FCS.