you need to simply go to a HML and buy this thing first then re sell it.. trying to play the wholesale game could cost you the deal.. plenty of money in it to pay a little for a short term loan

Hello Joshua, You can definitely go to local real estate meetings and you will find plenty of wholesalers there that can bring you some nice deals in the future depending on where they operate.

Then on the other hand, you'll have almost as many people tell you that it's impossible, dangerous, a waste of time, and give plenty of reasons why.

Nobody ever changes their mind.I live in the City of Atlanta and find plenty of things to work on intown.Sounds like y'all prefer the suburbs.  

I know plenty of agents but none of them seem to be real return oriented.

There are plenty of NPNs on the market now, no need to buy in an area you consider risky.

not to argue with you.. but Richmond is right over the bay bridge  and is only 20 miles away.. and their is a bart station there. and there are plenty of homes in the 200 to 250k range I look at them very time I swoop in to buy a lot or two.

I have plenty of contacts/resources to help out.

The properties you describe are my bread and butter, people love having a house instead of an apartment, the only thing I would say, you have to buy them at a STEAL, what you described i probably wouldn't pay over $30K for even in your location, because its market value is obviously at or below $52K as an on market property, so you buy it for $52K you cant sell it till it appreciates, because of cost to settle, there are plenty of great below market deals, you just need to look in the right places, im in a very rural area, and I managed to buy 14 deals in 2016 and 3 this year already, I buy at Sheriff Sale and online auctions mostly, but you need access to cash to close for those, so you need equity lines, or cash on hand.

If you find something there are plenty of people here who would be happy to go in on deals with you.Goodluck,Jack