I tend to agree that my best bet is to find something off market and I'm working on building up a network that will help me get eyes on some of those deals. 

C class do cash flow well but only when properly managed with a keen eye on the bottom line. $850/month may be overly optimistic.

If someone is renting to own they generally will take more care of the property as they in their eyes believe it to already be theirs.*^ not always the case and there will always be risk, but also is something to maybe look into. 

If you have any suggestions as to how I might catch the good deals even sooner I would appreciate the advice.  

The Book on Tax Strategies for the Savvy real Estate Investor" by Amanda Han and Mathew MacFarland opened my eyes to how beneficial entities could be.

Tim, I would be interested in being another set of eyes and ears on the front lines for you.

Well 8 cap can be pretty eye catching for folks in California and some other places but the prices they're trying to sell the houses at 8 cap are higher than the comps in the area.

Twenty five years old with a crap job, next to no savings, but lights in his eyes about the possibilities of real estate new. 

So, just offering to lend another set of eyes on anything you may have questions on.

So let's say I agree to purchase someone's house (REI or primary), I get the inspection and I find a lot more is wrong with the house than my laymen eye can see or anticipated.