The house I am looking at is a private sale from an older family friend moving into senior living (discounted).

Friends Title is attorney-owned and investor-friendly. https://friendstitle.com/

The owner is a former mortgage underwriter and she is preparing documents herself and having her friend at a title company execute the sale.  

In Phoenix, I might call up a friend who invests in mixed-use properties south of Roosevelt Row, and that friend might know a local title rep who’s been working with out-of-state buyers who like to pull the trigger fast.

- California is not a landlord friendly market. 

FWIW I keep hearing about DataSkip from friends and on here. 

Pretend you don't have that cash and learn to make it as a wholesaler or investor friendly Realtor. 

I remember chatting with a good friend of mine, Jared, who once picked up a quirky three-story in Somerville to rent short-term.

Unfortunately, she frequently turns it off to save on electricity, which exacerbates the issue.i have also sent her extra radiator heat so can just plug in , but she refuse to use because she has to pay high electric bill.She complained about the unit's insulation and requested that we install an additional baseboard heater( whats the use if she doesn't turn on the heat) .

And might be everyone, like your employee, your mother, your friend or even yourself.Human is, and will always be, the weakest link of your defense line.