@Nick G. makes some excellent points and reminded me that when looking at all of Ventura County you should also be aware that Amgen was/is a huge employer in the area.

-House never changed ownership to an estate (as far as I am aware), and tax collector/assessor where not aware of the death for all of 2016-House comes up for trustee sale on 1/2017, and I do my due diligence, and see that property taxes have been paid.

Yes, I am very aware of the risks and I am not trying to get into this to make a "quick buck."

Thanks would you kindly point out some of these offerings from reliable sources in the new York new Jersey  PA region.I am aware of Fundrise and Mogul.

The $500 pet fee was non-refundable and listed as not going towards any damages/cleaning/etc since it was not a pet deposit, which I was aware of.

But like almost anything in real estate, most things are highly localized and market specific, and there are definitely:a) Wolves out there pouncing at the opportunity to take your moneyb) Very well intentioned people who just don't know what they're doingc) People who do appear to have a successful track record but can be a bit short-sighted (throwing large sums of money into the real estate game with no regard or proper planning for the next inevitable market shift)d) People who seem to get lucky sometimesande) Guys who are experienced, have a track record, and are prepared to play the long game (are aware of market cycles, have a plan that limits their and/or their investors exposure during potential transition periods between market swings, and so forth)There's probably more but that's my short list off the top of my head.

Well, looks like i got my first contact after that mailing, it is a 3 bedroom 2 bathrooms over 1400 sqft with a lot of over 18000 sqft, it is worth between 580K and 600K after repairs, it could be worth more because there is the possibility of dividing the lot in 2 and build another property, i`ll probably go see it Saturday or Sunday, it is an off market property so nobody knows about it and the owner wants to go FSBO, perfect spot, there are tenants but they are very nice apparently and aware of the sale!

You just wrote:- "These are the number:Purchase Price $28,110Rent = $7910tax/insurance/management = $2410NET RENT = $5,439 = NET ROI 20%"[Which by the way, is very different from what you wrote in your original post].Any provided "pro forma" figures will not have been given as guarantees, so, forget suing.Anyone buying Real Estate must be aware that there are more expenses than "tax/insurance/management" (and I'm not just talking about borrowing costs)!

I can probably do well with this amount of cash as well, but it limits the type of properties and markets I can purchase unless I start getting more creative with financing.Are you aware of any lenders that might allow closer to 80% LTV HELOCs on investment property?

As far as I am aware, all these properties have been valued under the Market Data (Sales) approach since the beginning of time.