The seller is actually asking $295k and I was hoping to get for $275k, but they didn’t agree for anything less than $295k because they’ve done a lot of upgrades, so there would be no CapEx for a while, but to your point margins were very slim and I had underestimated closings costs.

I have actually been floating in the background on this site and others for some time doing as much research as I can.

@Teri Feeney Styers do you make your SFRs actual duplexes or triplexes or just rent out rooms? 

There are many ways to be invested in real estate without actually owning a physical property.

@Keana Blaine,  What are the actual numbers?

I actually still have to complete an official walk-through with a contractor and based the estimates on a complete remodel being done - as there is foundation damage and the roof has not been done since the house was purchased in 30yrs ago.

They have actually been really good to work with so far.

Honestly, looking back at my memories from a few days prior, I want and am cry thinking back to the first time I visited Paradise 3 days, before the fire spared/started early Thursday morning...I actually planned to visit them again and confirm a meeting with them on the day that the tragic event unfolded(not knowing what would happen a few hours later): it all made me cry and hurt inside, when I messaged them to ask what time would be best to meet.... a few minutes later replied with a startling photo of smoke in horizon/sky, then a few minutes later they described a large groups of birds flocking away, and then a shocking and scary reply... that they all must "evacuate immediately" and that the wildfire was moving very very quickly!

To save time it doesn't need to be an actual phone call.

Actually, I wouldn't spend time cold-calling at all, but definitely not Sundays.