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A savvy buy and hold person would pick up something like that in a heartbeat and either stick a sec 8 renter in it or put it up for lease w/purchase option and cashflow the crap out of it.I know the entire west and south sides pretty well since I grew up here and still live in South Phoenix.  

Write it up as a personal letter.When you do all that, then contact a local RE Agent to give you a list of all the houses in that neighborhood that have sold in the last 5 years with all cash.

Use missing persons search for the owner listed in the tax assessors website.Read in the BP marketing forum!!

My Personal concern would be having ample cash reserves when you are done with the rehab.  2 units will eat cash on occasion, be ready.  

In LA, paying $3900 rent and if you were staying in LA definitely buy personal residence.

I personally think it's waay overhyped by the DEP and remediation companies, but nobody cares what I think. :)

I personally find Richmond too expensive to get any decent cap rate buy and holds without some aggressive tactics.

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