When my kids trash their rooms it makes me not want to buy them more toys or games

I am fairly new to the real estate game.

@Sheena Varghese you're making the situation worse by playing her games.

@Irene Q Paras If the seller is willing to hear your offer then it is fair game.

What you are talking about is a numbers game.

Brand new investor from NJ with a lot of varying interests. 

They currently have a large event the third Thursday of the month, LOTS (Learn on The Site, flips) the first Tuesday after the meeting, weekly Wednesday Luncheons at Wildwood Country Club (12-2), Ed Gibson brings in speakers for a monthly KREIA luncheon at Napa Valley, they have Robert Kiyosaki game night (Writer of Rich Dad, Poor Dad), and a monthly Happy Hour.

That's a great step and it sounds like you have a good game plan in place. 

Buy a cheap, in distress, property with cash and budget a rehab that makes sense with comps in the area for an ARV, make the profit on the sell and roll it into another.Basically you have options it all depends on your game.

The P&L I received from the owner could have been written on a napkin and glosses over repairs made to the water/sewage line--the current owner says "costs varied" because he was able to do a lot of the repair work himself.