If I could cash flow a several hundred a month and wait for this appreciation I believe it could be a gold mine.

Big time renovation issues, but depending upon the physical location and style (Victorian, Queen Anne), these can be gold in the ARV.

There are a ton of residential inspectors here in Tulsa, it may be a good way to travel around and get to know the area before you decide to invest.Also, that w-2 is gold for getting loans on the 2nd market, I would hold onto a 9-5 as long as you can. 

W2 employment is GOLD to lenders right now.

@Jeff Gold there is a group of us here in various parts of town, closer to hospitals is a plus but not necessary (since Sacramento is fairly to get around). 1 bedrooms and studios work best as you get the highest rent/sq ft with smaller units and they provide the most privacy/personal space, 2-3 bedrooms can work as well but may not rent as quickly as a smaller space at a lower price point.

Welcome aboard.The BP podcasts are a gold mine of info.Connect with me anytime. 

My clients treat these as gold and 100% necessary, but many times they are handwritten or data in a spreadsheet just estimated from the owner.

highlight=Information like this is gold for the out of state investor.

It seems like you're finding motivating sellers and then not treating them like they gold that they are.

Read blogs, post questions, and the podcasts are gold!