I have multiple single family homes and duplexes in the same area and I'm paying $35-40/door/month, but the quotes I'm getting are $42 or higher.

Research showed a murder occurred next door in November.

My plan is to to start with all the exterior work first (roof, siding, deck, windows and doors) and make it very attractive at least on the exterior, and begin marketing the house to some home buyers who are looking for a project where they can have their input if they buy. 

The court said, "Too bad, that's the rule," but they used a lot more words.Older cases say that "permanent improvements" also means any repairs done to the property.If the investor rents the property out, and the borrower redeems, the investor can keep all rents collected up until the date of redemption.If the investor also owns other liens against the property, such as buying up old judgment liens against the borrower, then the borrower must also pay the full payoff amount of those liens in order to redeem.If the owner of the real estate also owns the note that gave rise to the mortgage that was foreclosed, then the borrower must pay the full balance of the note in order to redeem, not just the amount bid at the foreclosure.

Have you thought of door knocking?

FYI section 8 rental rates in Riverside for 2 bedrooms are around 1100-1195 last I looked, so again, you might make it worth it (I like $200+ profit per front door).

The reason is with values rising in many areas counties and cities are sending out letters saying so and so will be in your area on this date and have a form to fill out.

@Sarah Lorenz I found that you rise up or down with those who are closely associated with you.

To get in with them is hard. 2- Door Knocking.

I would want to flip in an area where homes sell very quickly and the market is rising.