What I have found as the sweet spot is condos/townhomes in the range of $120k-$130k.

I let them know it right off the bat that I wont respond to them.. this teach's them not to text me any longer I hate text messages.also no need to contact buyer they I am sure realize their agents missed the contractual dead lines. take away is sweet some times  

I think investment opportunity in AZ is tough right now but if I was going to bank on an area it would be a sweet spot in between South Scottsdale and Tempe.  

@Tim Fitzgerald  to funny I know Dave Del Dotto  he has two wineries in the Napa valley one right across the street from my house.. ( moved a few years back) but when I lived there I would go over and end of he day share a bottle of cab with him and he would regale me in lore of yesteryear.. he has killed it in the premium wine business though and if you ever to out to Napa do check out his wineries the one on Atlas peak by my house has great caves and he does experimenting with different kinds of barrels and barrel tops.. to create some interesting blends.. 

Don't worry about the private mortgage insurance company - just make the offer you want - one that will give you a sweet equity profit or cash flow - you are a buyer - you need to satisfy yourself.What I'd want to know is;how long on the marketexisting financinghow many times has the price been reduced and whenwhy hasn't it soldhow much can the seller take back in a note - a second or a non secured notecan you take immediate possessionmake your offer subject to assignmenthow much can the seller give you back at settlementwhat can the sellers add - all the furniture - a home warranty - money back at settlement - a delayed settlement can they financing 100% of the purchaseask for a study period with possession

We are looking to sell our apartment in Kelowna, BC. It’s just under 1000sqft. 2bdr, 2bth. Near shopping centres, and across the street from Okanagan College. I’m looking for some advice, as we are on a time crunch. 

thanks flipper. i've pretty much been a viewer of biggerpockets with a few scattered posts here and their. it's been sweet though and i'm definitely grateful for it..i noticed that with the moderators and actually was planning on contacting them. i noticed that josh moved from LA recently. i lived in LA, Santa Barbara and San Fran for awhile.

The problem is, it seems like all the GCs I'm speaking with fall into one of two buckets: they are either not licensed/insured and work "under the table" or they focus on high-end remodeling and renovation and charge ridiculous mark-up.Does anyone have any suggestions for finding those guys that fit right into the investor sweet-spot: the ones who are licensed/insured and don't need to be babysat, but do a good bit of the work themselves and focus on rehab-quality work at reasonable prices?

That is the sweet spot and best percentage return.

Since it was time to lock up,(5 pm) I said I would come look at it,.....Well,..it was a sweet little all brick ranchwith a basement all finished except forcarpet and paint.