I thank many in CA should consider Nevada  either Vegas or Reno.Might need a touch more than 20% down to cash flow. 

The ARV if we finished it would be closer to $240k based on comparisons.

In other words, pay no more than 75% of the ARV minus rehab costs.

Maybe get a couple of other quotes and see where they land? 

Loyalty and trust are much more important than price. 

PMC's generally know this 100X better than 99% of the agents in those areas. 

This is lower than the S&P lifetime return.  

- FYI: it's only illegal to try to rent it out, the property owner can usually legally live in a nonconforming basement unit.

I'm  in markets like Georgia, Cleveland, OH and Indianapolis, trying to be in more favorable markets, sometimes I seem to get closer to a deal but never a closing deal.

I'd still recommend screening a couple, ask them how their processes will be, what they will do, how they screen, what their standards are & provide them with qualifications for renting out your home.