I priced a home too high once and I wasn't getting anything, once I dropped it to a certain amount I had leads coming every day to see the home. 

Vinyl plank flooring is affordable, easy to install, and resistant to moisture and wear, making it ideal for high traffic areas like stairs.

.- Living in Southern CA, makes it a bit of an issue due to the high cost of homes which is why I was looking at alternative methods. - I read Paces' "Wealth Without Cash" and am interested in Pre-Foreclosure opportunities. - Whether it be a house hack (currently live with parents so would prefer to rent out if it is viable i.e. it not being a primary residence) or a sub-to.

Im willing to find a risky play with high cashflow.

Don't get me wrong, you could do fine in Redding, but you might get high-maintenance tenants - in a different way than students would be. 

Based on personal Experience from BP Members...Any feed back will be highly appreciated..  

We can provide you with the contact information for three exchange agents who are known for being easy to work with and highly knowledgeable.If there is an existing mortgage debt on the relinquished property, it's important to consider how it will be handled during the exchange.

I don’t  think those permits will get snapped up that quickly: we have very little inventory and the barrier to entry is a little high as the entry-level price point is $1.3ish Million for any properties that would work well as an STR.

With 5 units on 4 properties, it sounds like you're single family heavy buying highly distressed properties that take time to renovate. 

Once you get a pre-approval, you'll know more about your buying power and if it makes sense to house hack.