I am not saying that getting a deal with next to nothing out of pocket is impossible, but that does not mean you should buy a deal with a couple hundred bucks in your bank account.Now, let's talk a bit about hard and private money.

With your budget try looking here in SFV - Woodland Hills, West Hills, Canoga Park, Reseda, A lot of new development going on in -North Hollywood/Studio City/Toluca Lake Areas  You could also leave the SFV with your budget and get a "better bang for your buck" - By trying South LA, Palmdale, LancasterI've seen investors play in all of these markets and make money - all depends on your strategy (what type of returns you're looking to make and if you are trying to hold/sell) Also, huge factor is your basis or how much you are buying the property at. 

Here’s a brief rundown on our current $$-Our expenses (including our mortgage) is would be around $2,600-Monthly debt is only about 150 bucks aside from current mortgage.

To me these areas have the best bang for buck, and a relatively low cost of entry.

@Chad Gilbreth we have lots of duplexes with brick foundations in the 1920's parts of Milwaukee, so they are about 100 years old and often start to crumble and sometimes bow.

I think it is a 36oz bottle for a buck.

As nation's population growth slows, Colorado and the West buck the trendPopulation growth in the U.S. has slowed to its lowest level in at least 120 years, but Colorado and the West have continued to draw migrants from other parts of the country, according to new numbers from the U.S.

I’m constantly trying to figure out ways to provide more affordable housing options out here...I hope it’s still possible. my first one is looking like about 80 bucks a foot.. keep in mind permits are next to nothing compared to our area . 

Most of these deals are pretty tight, especially after you pay to furnish the place, but if you make a few bucks and learn a lot of lessons it may be worth it. 

. $500-$1000 bucks to save you some time down the road can be useful.