Put in an offer of 10% of the listing price, and let them know you will adjust your offer accordingly after viewing the property.

The difference is that in years preceding a dip, a CA asset will appreciate significantly whereas a midwest/rustbelt property will not.Check out some of @neal bawa's webinar's and data points, specifically "Real (inflation adjusted) Price Gains".

I have met with several adjusters, I have talked with numerous insurance representatives, multiple contractors, and the information I am receiving varies wildly. 

The taxable income thresholds are as follows:Single filers: $157,500Married filing joint: $315,000“Total taxable income” is not your AGI (adjusted gross income) and it’s not just income from your real estate business or self-employment activities.

I would much rather learn from the mistakes of others than my own mistakes (it's certainly less expensive), but sometimes failing and adjusting is needed to grow.

High risk loans = commercial, portfolio, blanket, seller--financed, adjustable, callable or with a balloon.Higher rate = 6.125% and up.Paying a loan down 20% doesn't really help ya other than shortening the term. 

Tyler - assuming the plan is to move into one of the units  -  fyi for conventional loans  - down payment mimimum for  2 plex is 15% and down payment for  3 plex is  25%  ........if  prices are  higher than 340K  - you might  consider getting  your loan pre approval  adjusted for  higher  amount   in case you locate a  property thats a bit higher ....the tacoma area  seems to have  positive momentum  right now so I think its unlikely  to  find any multifamily  properties in this price  range anywhere close to Tacoma

I really appreciate you time and help.Purchase price in May 2007 = $535,000Estimated sale price = $620,000 (based on conversation with trusted real estate agent)Net Adjusted Basis = $301,546 (taking depreciation into account which is ($535000/27.5) * 12 years = $233,455)Costs of Sale (commissions, fees, etc.) = $62,000 (assuming 6% for real estate agent commissions and 4% for other closing costs)Gross Capital Gain = $256,454Remaining Mortgage Balance = $330,000Recaptured Depreciation (at 25% of total depreciation) = $58,363.5Accumulated Passive Losses to date = $157,000Net Capital Gains (Gross Cap Gains - Losses) = $99,454Federal Capital Gains Taxes = $58,363.5 (All from depreciation recapture. $233,455 of Gross Cap Gains account for depreciation and remaining $23,000 of Gross Cap Gains offset by Passive Losses)Reduction in overall Federal Taxes paid due to remaining Passive losses (assume I pay 25% Federal Taxes on my overall income per year) = $33,500 (there is still $134,000 passive activity loss left after offsetting the $23,000 Gross Cap Gains)California State Taxes (at 12.3% of Net Cap Gains) = $12,233Gross equity = $228,000 (Sale price - Cost of Sale - remaining mortgage balance) Net Take Home Cash = $228,000 (Gross Equity) - $58,363.5 (Federal Cap Gains Taxes/depreciation recapture) - $12,233 (California Taxes) + $33,500 (Fed tax reduction from remaining passive activity loss to offset ordinary income) = $190,903.Does the above seem reasonable to you? 

I started with a high expectations on the cash flow but after spending a good amount of time trying to find a deal I realized it’s not that easy so I adjusted my criteria to find a rental property with a low cashflow(around $100) after expenses.

So basically, "back of napkin" to see if it loosely works...making an offer, if offer is accepted, during the due diligence, find out the age of everything...re-run the exact numbers and then make adjustments accordingly.