And even that price I thought was a little lofty. 

We have plugged in a few deals and made it work but they were all on the HudHomes website and most don't even have contact information.

However, in the past two years with rates going up and the housing prices climbing in our area, even if we do the same process with buying a home, fixing up the basement, renting, etc we'd be a lot closer to just breaking even come a few years time, if that. 

Even Lake Tahoe, NV has properties under 600k that if you manage them correctly you will cash flow. 

There are days even weeks that no work gets done.

The only "alternative" site - if you could even call it that - that has yielded a tenant for us was apartments.com.

Have a great summer and I look forward to meeting new people, developing mutually beneficial relationships, and maybe even new friends along the way.  

I’m being advised to put 20% down and afterwards I’d basically be breaking even with all the units tenanted. 

I'm looking for ready to assemble (RTA) that do not have any particle board or OSB.Found RTACabinets.com which seems interesting but I'd like to look at some in person if possible, maybe even LA County.Current quote from HD (Home Depot) for their ready made in inventory cabinets is $2600, those are particle board low grade cabinets.I'm going to bet Kevin Fox replies in this thread.

CA is the closest thing I have found on planet Earth as Landlord "unfriendly state" and EVEN THEN there is part's of Ca VERY landlord friendly.