I assume you are not a Realtor working under a broker (if you were, your broker may require you to use the CAR forms). 

I work with a mortgage broker with connections to a variety of lenders so if you want me to look into any options for you, feel free to PM.

Real estate involves far more than this activity depending on whether you are a developer, wholesaler, property manager, flipper, lender, broker/agent, etc.

I had one customer who bought here thinking they had to go to the office every day and then never went to the office. 

Being a mortgage broker, I'm sure my opinion may seem bias, but I suppose it depends on your goals.

Just curious whats going on out there- we are not active brokers so not up with current trends Thanks again !! 

Don’t waste time with buyers/sellers/borrowers that won’t give you an EXCLUSIVE; if you do you’re competing with every other financial intermediary or broker and even if you’re successful probably won’t get paid4.

Lending in the manner in which you are talking about in CA would require you to get licensed or use a license broker and therefore cost you 1-2 points which is less money that you can earn by doing it yourself as a broker.

Quote from @Joe Mills: You are exempt if you meet one of the following requirements:Owner-occupied buildings Properties with four units or fewer that are owned and lived in by the ownerSingle-family homes Homes that are sold or rented without a broker by the owner, as long as the owner doesn't own more than three at onceIf those don't apply, then you must abide by Fair Housing and you must make reasonable accommodations for people with assistance animals.

Tenants are your customers and relationships are EVERYTHING in real estate.2) I'd do one at a time personally.