Ok, so as the day approaches where I take all my research and finally start making offers, I have been putting together my team for my BRRRR goals.

I spent 10 years pursuing a similar high cash flow strategy in Rochester NY - got up to 15 units - and in the final analysis I would have done infinitely better had I saved all of my ammo to buy a fixer out here in the Bay Area.  

@Mark Greenawalt For rentals, I would recommend a semi-gloss paint as opposed to flat paint so that marks and stains can be easily wiped off.

I always like to show a pre-approval letter on the first page of the offer, noting a full price offer, then on one of the final disclosures, I propose the seller to provide 3% back towards closing.

Finally, you'll want to always consider how to protect your real estate assets.

The only option we've found is to:- Send to collections now for current outstanding balance - File for eviction if/when we can finally do that again - Send to Collections for final balance after eviction I don't foresee this doing much of anything in the short-term other than getting the inevitable collection process moving now.  

The woman that lives next door to my parents is finally thinking of selling her house.

I can't wrap my head around 2.89% rates ;-) When I started in real estate, "good" rates were 18% and finally dropped to 8% which we thought was great and the "bail you out of foreclosure rates" were 14%.

I finally just called them up and asked what their criteria/process was to cancel the escrow account and let me make my own insurance/property tax payments.

Finally, read the lease this tenant signed.