@Matt Snow  private cash sale why would the buyer have to notarize anything . there is nothing the buyer signs that needs to be notarized unless state of CA has some new doc I am unaware of ????

If not, are there any other options that HML or private partners/lenders provide that allow access to funds for investors that isn't 10-20% or more of the total cost?

(besides the promissary note already signed and notarized)Do I need to prove I used all of this money for business purposes to the IRS to be deducted?

But, just now the buyer told me we don't need the closing attorney and that his bank could just notarize the paper work.

each state is different, but you don't have to have a contract notarized, just signed by both parties creates a meeting of the minds.

Oh, what a mess.Why do you require the lease to be notarized?

So, sellers can also be asked to sign notarized affidavits personally guaranteeing the validity of leases and ledgers.So now, let’s get to the clause to include on your purchase agreement to make sure you get all this information in enough time toreview it.Seller(s) agrees to provide the following to the buyer within X days of buyer’s satisfactory inspection, but in any case at leastX days before closing: All rental leases, rent ledgers, tenant(s) valid phone numbers and email addresses, rental applications& supporting tenant identification, income and asset information, any documents corresponding to any ongoing legalactions pertaining to the property, leases, service contracts, etc., at least three (3) months of the most recent bankstatements for any account(s) rental funds were paid into and any company or corporate tax returns for proof of income andexpenses.

As @Bill Brandt said, your notarized loan documents are going to have an occupancy statement. 

The investment is secured by a notarized promissory note and deed of trust.

You may need someone to notarize it.