It sounds like you haven't defined a "deal that works" or looked at enough creative options in California yet. 

For me, this is a small value-add, so one of the defining parameters is effort.

For newly constructed, purchased or renovated properties and also retroactive generally over the last 10 years, building components are properly classified into individual units of property and accurate recovery periods for computing depreciation deductions.

Rehab must cost more than the purchase of the building.This was a layman's interpretation of the actual rule which is:The qualified rehabilitation expenditures exceed the greater ofThe adjusted basis of the building (and its structural components), or$5,0002.

But you are correct, often seller fi is a component of the financing.  

Whether you are a startup, you have started and ready to scale or you are nearing Cardone's level you need to look at 4 components and how you build the processes and systems. 1.

Further, LLC will qualify for formation of solo 401K, or even defined benefit plan with extraordinary tax free contributions if you’re over 50.  

The current state of affair in the real state market can only be defined a monopoly; and not only a monopoly, but one with severe barriers to entry.

That consultant would go out and flag the boundary defined by the outermost edge of plants known to be associated with a wetland.

The Brrr strategy works best with a value add component that forces appreciation.