I know first hand as I experienced this early in my investing career and had self-realization in 2005.  

I’m a police officer out here as well so I see a lot of things first hand- there are some neighborhoods in Brooklyn (SI too) that are riddled with so much crime, drugs and violence that I wouldn’t take a house in even if it was free. 

On the other hand a year lease can make the tenant feel obligated to stay longer. 

If I had a lot of extra time on my hands and have proven my business savviness, I would take a portion of the $500k (maybe $100k to $150k) to acquire a multifamily with a 25% down loan and manage the property myself - this is sort of how I got started.

I'm New to rei and I'm starting off doing wholesaling but need some hands on guidance to help me on my journey im out of the San Gabriel valley, ca is there anyone that can head me in the right directions?

Anyone want to lend a hand and fill me in on the buyer’s agent/firm for a recently completed sale in Philly?

The big difference would be, with $20MM of cash in hand you will have people fighting for your attention and you will get more deals sent your way quicker than if everyone thought you were a tire-kicker.

Ive seen a handful of homes that look in great shape and assume maybe the seller just found themselves in a bad financial situation and can not keep the home.

They don't change hands very often, and as you said, they frequently do it off market.

I would pick a handful of this investors properties with the newest roof, hvac, water heater and then have the investor refinance 40% of the home's current value to a bank lendor.