And lastly, as I've seen on several threads and been told in person, everyone says that more often than not these turn out to be short sales, so I'm wondering if that is one of the primary strategies when approaching these distressed sellers. 

I'm looking to start investing in MF properties in ATL with cf being my primary goal.

My current primary focus is wholesaling so I am looking for mentorship and guidance throughout this network to assist my journey through this career.

Client now lives in San Diego and is looking to do a 1031 / 1035 exchange from that rental property to a primary residence here in San Diego.

The Homestyle loan has both owner occupied and investor options (with different equity position requirements).

Unfortunately the reality is that you'll be lucky to be making any positive cash flow buying in those areas around LA (or even areas outside of LA).

Can you cash flow positive? 

Its a good deal and the numbers makes sense, I can wholesale, or fix and flip. now that the seller has mutiple offers he fills he is in a good position so I must play tough ball. 

@Ross Ellington If you are a disabled vet, you may be eligible for a tax exemption on your primary home as well."

I find myself in an odd position.