My biggest hurdle now is the insurance. 

Is partnering with the homeowner a good thing ?

First, I would like to thank you in advance for reading my discussion, and for any words of wisdom you are willing to share.I am a Southern California homeowner looking to invest out of the state.

We have done a number of Wrap mortgages and we like using seller financing this way a lot.Banks executing DOS clause for performing notes is EXTREMELY rare in our experience.As long as their payments come in every month and the home remains insured, it would be really surprising to see the bank call the note.   

I am currently self employed as an insurance claims adjuster and have 20+ years experience in the building industry.   

Without having to go to the Bank and getting Owner Financing would be a way to get a low down payment or having to get  "House Hacking" insured loan and having to live there for usually about 12 months.Showing the Owner on paper how that kind of loan how much more he could make and how spreading out their income could reduce their tax liability. 

With the average home owner staying in their home 8 years, I do not see this changing unlike things that are more of daily use like online shopping.

Depending on the exact location you get get$1600-$1800/mo for rent.The mortgage rates for this is now around 5% so your mortgage payment would be around $1100/mo then add about $300 for taxes, insurance, etc.

The cost of maintenance, home owner's insurance, property taxes, etc. 

@mau pan not sure how the laws work in pa but in Georgia you legally own the property the day of the foreclosure auction even though it can take several weeks or even months for the attorney to prepare and record the deed.So I always immediately get insurance, put utilities in my name and if it's vacant, get physical control and change the locks.Regarding the possibility of leaks, I always ask the water company to put service in my name, unlock the meter but leave it turned off at the meter.You can the turn it on yourself with a curb-key or a decent pair of pliers.