If you did not put any money down, you are going to need at least a 25% increase in value just to draw off a few thousands (not factoring the loan fees). 

I live in a neighborhood, I mean in the closest neighborhood to Disneyland, literally. 

Like you literally speed and weave on Kellogg West/400 in a crazy frenzy, but as soon as you enter Goddard, you can breathe.

I've gone as far as finding a company that'll find and assess the homes and literally show me what the potential earnings are after flipping and I can't even do that.

So do you want to play the urban sprawl game or go build where a couple thousand homeowners were displaced?

Thank you Nicole W. ....what I should have said that she had words literally because all communications with them has been via emails....thanks again for the advice!

When I'm paying $30 for something on Amazon I spend at least a few minutes reading reviews - so people should definitely spend some time doing research when spending tens/hundreds of thousands of dollars. 

A leaky tank is no joke from what I've been told and could cost you tens of thousands to remediate not to mention months of further testing.

I’ve literally researched hundreds and I’m not normally indecisive, but none of them are “jumping off the page” at me making me take the next steps to contact them.

What you need to do:Create a contract for your agent to represent you and agree on the commission that you willing to pay.Have contract offers and deposit ready for your agentBe available to preview properties and to negotiate with the sellersTreat your agent well, give him cash for gas, buy lunch, stay in touch with the agent on a daily basis offer bonusesLater, if you work well with the agent, offer an equity positionTo be open to learning and using creative financing terms and clausesAware of how to establish seller financingKnowledge of Hybrid offers, delayed settlements, study periods and possession clausesI believe it is important to work with an agent who has your interest before his or a seller.A good buyer's agent can be a tremendous assets to an investor, a good agent can make you many thousands of dollars in cash flow and equity.Most agents are not trained to represent buyers, they realize that commissions come from sellers that have their property listed.