I went to see a couple of properties that I found through Zillow, which didn't work out for me.

Even so, with no lease the tenants have great opportunity to not pay upon transfer of ownership... things can work out but the stars need to align, which I personally wouldn't bet on.

The LA and seller work out the seller net. 

My thought would be to work out some kind of partnership where I front the down payment on a house (two options, with a kicker coming later), and she house hacks.

I've been analyzing some properties and the numbers still don't work out.

Looking for my first small apartment complex ($1m-$2m) and just can't seem to make the number work out. 

Most lenders are offering loan mods and other workouts.

I appreciate all the advice, the seller and I are sitting down next week to workout all the details. 

If this one doesn't work out, I feel confident you will find the one that does.

The cycle will keep on going - fresh batch of smarter people coming to California and forcing many poorer locals (by California standard) out to another state, while the net population keeps increasing.The pandemic may have changed the equation with the advent of reliable remote working, but I doubt that the most innovative companies in the world (which are based in California) will move their core mission-critical work out of California anytime soon.