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.

The two that required the most work had delusional responses (drastically over evaluations) and the partial flip played ball. 

Probably not a slam dunk but it was important for us to get the ball rolling by jumping into a deal where the numbers make sense.

Probably not a slam dunk but it was important for us to get the ball rolling by jumping into a deal where the numbers make sense.

They know the properties for small commercial will tend to be odd ball and the options are generally only community banks that want that business and offer horrible terms.