Then if your buying from a wholesaler, which is becoming increasingly popular especially for less established investors, your going to pay about 3% in closing costs.

Became a popular STR property that has continued to stay booked since going live.

Right now Somerton is popular neighborhood for the immigrants from the former ussr to settle, but you have to remember late 90s early 2000s when the previous wave of them moved out from northeast to Bucks and Montgomery counties.

Im getting picky this year though, either 3+ bedroom SFR ranches or multi family (2 or more units) im currently waiting to close an auction property (duplex) I won for $13,699, I will spend $20-25K in rehab, it will generate $1100-$1200/mo gross and should get  an appraisal at $80-85K. they are out there you just need to be in the deal flow and act when the deal arises. 

You will probably also want to have a formal written agreement with your partner covering several situations that could arise such as if one party wants out, one wants to transfer their interest, one wants to encumber the property, one wants to improve the property, etc. 

We can usually do the whole routine of 'move out, move in' in under a week while working our normal jobs for under $1k.The closest idea that I can find is this: https://passiveincomemd.com/buy-one-property-a-year-and-retire-early/(main distinction being that we live in these houses and pay a lower DP)The specific questions that arise in my mind are as follows:Why don't other people do this? 

A few issues that arise when I have worked these deals is: 1) which party is the attorney being asked to represent?

Often also we need to support and endorse politicians simply because they will win, and we have to work with them for the next 2, 4, 6 years, even though we hate their guts and every thing they stand for.So it is entirely possible they actually support it.....but having worked on this same exact issue here in Maryland with both the Realtor lobby, Home Builders lobby, and some other groups....my inclination to believe is the support for this was because of much worse legislation that was arising. 

Good and Not So GoodLet Start with the Not so Good 1) No one is going to do it for you: if you are someone who is used to being popular right away as you walk in the room.

A popular choice for CA residents is Pheonix and Texas for obvious reasons.