. - What was the last straw for me was that after numerous times of my VA not completing their full shift or dialing for me at all, I requested a refund for services for that month after being constantly disappointed.

.- Neighborhoods to Avoid: Are there any areas that I should steer clear of due to high crime rates, low property values, or other red flags?

Fees (and escro) by the time I paid everyone had me at over 11K closing on a 105k home.   

Any red flags to watch out for?

I’m in the Redding area- I can refer you to a few commercial agents.

That would leave me at $43,200.

That at least gives a red flag to future landlords.

It’s a Class B maybe B- neighborhood right across the river from a Class C town attracting opportunists that steal if you leave something out or unlocked.The tenants has a few red flags and I’d like some input on them after listening to some rental books.

PE red stamps em and AHJ issues permits.

Areas I like that I would consider C+ to B which should give decent cash flow are Orange Park, South Westside area near 295, Murray Hill area, San Jose, eastern area of Mandarin, East Arlington (east of 295), various pockets of the southside around University Blvd, and some others I circled in the red areas.