What also excites me about the lower end homes though is the ability to purchase with cash, with less than a 20% down payment on most of the 4-unit properties I've come across in/around EP.Came across one quadplex property for 370k, each unit renting at 1200.

If they are carrying a bunch of debt on credit report or having a divorce bankruptcy could be in their future and it could get messy.You need to look at the profile like a potential lender and asses risk and ability to pay.

Most properties here are higher than the $150k limit on the line, so we gain little with the ability to make a cash offer using it.

The ability to readily identify those is a skill learned with much time and experience.

One CRITICAL element for your business is networking.

If your only concern at this point is ability to inspect 100% of the home without getting stung, simply rent a bee suit and go inspect.

Depending on what deals I would find, I would work that capital to the best of my abilities and get the greatest return possible.

In fact, what glory or legacy is there to obtain or leave behind in this life by denying others the ability to share in such a grand dream?

Fresno might stand out as an oddball from the others, but I like that I have the ability to drive there in a couple of hours and see things for myself.

I'd want to see more about them, their ability to fund it before I said it would be exclusive.