She erroneously concludes that the possibility that I would be unable to provide reasonable assurance of peaceable enjoyment in the properties, and the covenant of peaceable enjoyment would not be applied even if an absent owner did appear.___________________________________________________  Ms Fitzsimmons goes on to state, "He has no right to profit from his unauthorized use of another's property (trespass).

And I think as he stated what your going to see is the bigger wholesale players have far to much invested in their business's to simply not get a license.. they can buy their own company they can run without E and O if they wish..

If you are looking out of state, you would really need to do a lot of homework, target cities and spend time going there, developing relationships, asking BP folks, going to local MF meetups and really understanding who are the players in town that are successful and can lend solid advice.  

And I attended the Colorado School of Mines ('BS '90, MS '94), which has been teaching, among other things, open pit mining and oil extraction for more than a hundred years, I assure you even today no one would recognize it as a "liberal indoctrination camp".   

@John Oh I assure you there will be a Legion of people cheering you onward!

It almost assuredly will be bought by an investor not a potential homeowner.

You will likely have to be much more involved, and what assurances do you have the company will do the work in a timely manner, do it well, etc.  

I think you need to start by finding an agent you can trust and continuously have open discussions on what you are expecting of them as well as assure them that when it comes time to finding the "perfect property" you are ready to go when they tell you.

That means that multi family deals 5+ units in the bay area are at least 1.5 excluding some of Oakland and some of RichmondThe down payment for deals that size are usually in the 400-500-ish range So if a deal is 500k or less it's often called a "bite sized deal" and rest assured that people from the Bay Area are going to be looking at themThe Downtown Sacramento makes no sense to me as the cap rates are Bay Area like outside of downtown you might need to worry.If the cap rates are higher or there is a potential for a quick turn people will make the drive as Sacramento is marketed as "Safe" 

I'm new to this forum so not sure if one can message me but if anyone is interested in exploring this, please feel free to hit me up.Going by the comments, I may need extra assurance of downside protection if anything goes wrong in the future.