Just not hitting anything out of the ball park. 

If you know a ball park figure in terms of prices that would be helpful too!

As a current furloughed federal employee I’m even more motivated to get this ball rolling.

Usually wholesalers are low balling sellers, then turning around and selling the property for much more and pocketing what should of been the sellers money. 

Looks like the investor is looking for a very low ball offer, and deal may not go through.

I'll assume from the detail you have above, you've come up with specific criteria and have planned for how you will get the ball rolling on your first ones?

A ball-park figure I've seen for rent vs value is $1/SF increase in rent will being about $13/SF in appraised value.

The as-is clause just states that the seller isn't willing to make any repairs for issues that come up in the inspection.Yes, if things come up you can absolutely negotiate a credit and/or repairs to be done if there is an as-is clause. 50/50 proposition if the seller will be willing to play ball. 

I’ll adjust my plan accordingly and maybe through in some flips but I have to get my first deal to get the ball rolling !

It's a two hour drive in case anything goes wrong and you can probably rent it to your current neighbor when they get sick of the Bay Area and decide to move there :-)Summary:All in all, no one has a crystal ball, but Sacramento is still ripe with opportunity whether you're moving there or investing.