Unfortunately the areas of town where the cash flow numbers on paper are healthy, are areas you do not want to enter. 

We now know that SC consumer laws do not allow for wage garnishments, so the lawsuit will be primarily to give us warm fuzzies, rather than money, so it's a lower priority at this time...unless, of course, it helps our case with USAA?

Thank you guys I appreciate the feedback Bill Gulley I will study the Dodd–Frank Wall Street Reform and Consumer Protection Act some more.

Hi @Fred H. and thanks @Douglas Dowell for the shout out,Stay away from distressed sales with sub2, look for low equity deals that are not behind on payments for sub2, lease option assignments and wrap - aitds.A great attorney for distressed property is http://eckleylaw.com/ourfirm.aspYou are only as good as your RE team in distressed property in CA, lots of consumer protections.See http://oag.ca.gov/consumers/general/foreclosure_sc...My Ca bus modelsub2, lease option assignments, and wraps on low equity current dealsall cash for delinquent deals, negotiating delinquent secondsinstallmet sales on free and clear housesAll no banks, using seller financing or private 1st mortgages

@Joe Fairless Currently, I work 46+ hours a week for about $13/hr, giving me healthy chunk of overtime pay on top of full time pay.

These past few weeks I have been just consuming as much information as possible and learning as much as I can, going through all the trials and tribulations of a "newbie" but have expedited my knowledge through bigger pockets, and for that I'm thankful.

With a healthy EM, it shouldn't matter.

Ally tried to hold a deposit of mine for 21 days once and the chic quoted some law saying it was mandatory, I looked it up, read it to her (and it was pro consumer, not the other way around) and she still couldn't figure out what she was saying was total BS. 

Hi Brian,I am not sure if "Podio" has a language option, but it was discussed on a recent BP podcast and it is available at no cost.Worth checking out.I believe it is cloud based so they may be more efficient way at adjusting to consumer needs.https://podio.com/

Also be advised that if you sell to an owner occupant, the loan is governed by Dodd Frank and the Consumer Finance Protection Bureau guidelines now in place.