Or does one product typically offer better rates?

Find a good lender, get pre approved, make sure you practice running the #'s using the 100's of videos and guides from BP, find an investor friendly Realtor, and then start making offers on any property that meets your goal.

We got one offer late last year, still listed for sale but content to keep operating and cash flowing Lessons learned?

We'll offer you some money so we can clean it up and put a park there.

For smaller investment amounts, we often see investors providing private loans or notes to other investors for their projects, which can offer attractive returns with the right due diligence.

We are actively managing two fund offerings, one focusing on real property (REO and off market properties), the other focusing on Pre-REO (vacant first mortgages).

I would start with them.I am not based in LA, so I don't know your exact laws, but I think I can still provide some initial direction for you to find answers, and maybe offer an idea to research.  

The views are breathtaking and offer some of the most dramatic combinations of beaches, dunes, rivers, lakes and mountains.

Let's say 20%...now let's do the math:You offer $320k, 20% down is $64k so you finance $256,000 @ let's say 6%....you neglected to mention where this property is(!) 

.: Quote from @Stepan Hedz: Phoenix, AZ, offers a young myriad of options for real estate investors, particularly in the distressed sectors.