@Blair Poelman Thats what I looked into, they tried sending me a sample and I needed a special program to even look at the sample so i wanted to see what other local investors were doing!

And if that's the case my real ROI is 7%.My idea is, I could sell the property and invest somewhere else the capital and get more than 7% (stocks for example, I know it's a different risk, just doing the exercise), or am doing the math incorrectly?

If you don't perform under the terms of the contract, Seller can exercise remedies as outlined in the contract. 

Collect DNA samples from everyone in the building . 

A contract could exercise one or both or neither of these, and both operate independently of each other.I told you the Devil was in the details.

So picking a few benchmark properties can result in small sample size bias- so then I look at aggregate numbers across the area using tools like AirDNA BUT...  

Hi all, I am looking for a sample Owner Financing Purchase Agreement for CA that I can use on a potential deal. 

Especially if you aren’t sold on the area and may want to not exercise your option to purchase.

And that is in an environment that is more open than what you are looking at.Another exercise to try - buy a half dozen traffic cones, the taller ones that are 20" high or more or pound some stakes in the ground. 

@John HyunFor CA investors you can create a LLC BUT California will exercise a hefty franchise tax of $800 per year.