Just call a local real estate attorney , they will draft up a note and deed of trust for you for a fee :)

Additional Fees. 

Right now DSCR loans require 20-25% down by most lenders and your credit score will be a deciding factor for the rate and fees you pay.

Some of these bookings we get through marketing partners who build these relationships and charge referrals fees for finding the housing.

But it should only be attorney cost, the deed and recording fees (few hundred) , maybe a final water cert.

A lot of folks that work this are simply brokers and will make a fee for putting you together with Kiavi or lima one..

Myself I think if one wants to get into real estate in CA you get into the bizz you get licensed so you can legally collect fee's you put in the hard work like most wholesalers have to now..

You can do whatever you want in terms of bending for the tenants and trying to provide "great service,' but the truth is you receive no credit for it and will be the evil landlord at the first repair that takes too long, late fee owed, alternation denied, etc.  

For example, you can prepay for your marketing, your entire office rent for next year, your insurance premiums, your property taxes, your attorney's and accountant's fees, and so on.

Are you an agent paying a bird-dog fee to a lender for sending you clients or vice versa?