While California may present some challenges for investors due to high property prices and competition, there are still potential opportunities, as well as options in other states.

Do you offer buy downs?

Have the tenant sign the docs and offer them 72 hours to make any additions to your move in inspection report. 

For example, with a strong DSCR and high credit your leverage can be greatly extended and your interest rate lowered to a point where it makes your offer price ability bump lift and yet still be profitable.

A mentor can help you avoid typical problems and offer advice, support, and insights as you negotiate your initial transactions.Assemble a trustworthy group of experts to support you during the wholesaling and subject-to transactions process, such as real estate brokers, lawyers, contractors, and bankers.Real estate investment may be difficult, and tenacity and determination are frequently necessary for success.

Our agent helped us write a very strong offer with an escalation clause.

Conventional primary 5% down on a duplex is not even that much more competitive... 

Once you know what to look for in terms of an investment in your market then you can start speaking with lenders about using that 20k to determine what you can afford and then move into actually narrowing down properties and making offers!

I've been looking primarily at deals that offer owner financing or are otherwise open to a creative deal structure.

While I realize most of the BPers are not in the same boat, but I went to thier office (an informal appointment the first time) and offered lunch.