Once you educate yourself to know the basics you can start talking the "language" you will be coming across as less green. 

The thinking is that even if i dont make any positive cash flow beyond the expenses as long as all the mortgage, HOA and expenses are paid by the rent i am getting that property paid off and getting equity basically at renters costs providing it is never vacant.

AC issues are urgent....but rarely emergency situations.... there is a BIG difference.The "someone could die" is a pretty extreme scenario....... the only people that are truly at risk are the very elderly or young that aren't capable of taking some basic precautionary measures.

That's where I can maximize my advantages.And there it is, a basic blueprint to the bucks for the broke investor looking for a low-cost way into the game, and you didn't even have to buy me a gyro, let alone a McRib.

Basically anywhere in Sonoma or Marin county. 

So basically offer enough that they will be satisfied, but not too low that you end up in a bidding war.  

@Tim Chase I purchase a lot of condo's and Townhome's, I will usually see this in the smaller projects as they are trying to protect the Owner Occupied versus Investor ratio so future buyers have an easier time using all available types of financing to buy from the current sellers, basically the HOA protecting the exit strategies for the sellers.

I have a really good attorney who I use in PDX that wont charge you an arm and a legg and scare you into all sorts of unnecessary and complicated asset protection schemes.. basically you can vest in LLC  have an operating agreement ( that's your JV agreement) and a clear cut buy sell agreement .. pretty simple and standard stuff.. feel free to ping me off line..

NOT MUCH.. but it does keep from having call backs and if there is a water landing they know they have insurance.. at the end of 10 years our builder warranty is up.. and then on top of that I Pay 30k up front for a project policy that covers all the houses in that particular community for 10 years as well.. this is for 1 mil and basically its used to hire attorneys if we get sued for builder defect.so in essence on a new build we are paying on the 25 house communities we built the last two years total of 50 homes.. about 110k in insurance to cover us for 10 years.. the issue is the subs get sued first then the GC then me the developer  but subs being subs 6 years from now they are out of business or moved on so then its the GC's insurance then us.. 

Basically you have an LLC, your LLC lends you the funds for purchase (acts as bank, note/lien whole 9 yards), then you refinance whenever after rehab or day 1 if you wanted.