There is no question that the market is hoghly competitive right now, including here in CA and margins at trustee sales are very slim.

This is what I know so far about the property:•The land has been in the family for over 50 years•The land is under a trust and the person in-charge is in California and there are rumors that the person charge with the trust is possibly dead.

If you hire a PM company, you can be ok with visiting once a quarter.

Where Do you you get the standard purchase agreement for california.

From what you have written it appears that you haven't even visited the property.

I know that the California Association of realtors has a form but is this form required to be filled. 2.

I need to replace a dozen original 1920s windows in a CA stucco Tudor house.

I usually do some preliminary fact checking before visiting any properties.

Right on the SJ county HA website it says tenants pay about 30% for the Housing Choice Voucher Program (Sec8)....just like every other county in CA.

Everything I said above is only good for California.