Hello and thanks for taking the time to ask a good question.
I guess I would have to know a little more about your situation before I could give you an answer to what is going on in your purchase price range. But from what you are telling me it sounds like you are looking at purchasing a property for less than $300,000 as most properties in 92335 are. This is an entry level price point in which there are many more buyers than there are sellers. Most of the homes you are probably looking at are either short sales or bank owned correct? And I bet that the homes that fit your search criteria probably sell in less than a week with multiple offers right? This is because most first time buyers are over bidding on properties like crazy to try to get into escrow immediately so they can get the $8,000 tax credit that expires Nov. 30th. This only makes it harder for you to get into a property because now you are in competition with so many other buyers which is slowly pushing property values higher. It sounds like you need a professional agent who knows how to navigate this crazy market and get you the home you want at a reasonable price.
I do believe that you can find a property out there that matches all or most of your search criteria but you are going to have to be patient and be willing to trust the agent you hire to get you that property. We deal with buyers like yourself everyday and might be able to help you get your foot in the door if you're interested.