Her brokerage listed the property, and she is taking me out there to do a walk through to determine if I want to take the next step. 

A DSCR product is what you are looking for.DSCR simply doesn't take into account your personal income, instead we qualify the loan on the properties rental income (or projected rental income).Your credit, properties cashflow, loan to value & prepayment penalty are going to be the main determinants on what this loan looks like for you.

or am I simply just going straight to an attorney and telling them the verbal agreement and having them draft up the necessary documents? 

So I simply ended up buying it from my wholesaler.

I am simply pre-planning should I have a tenant move out in the future after their lease expires and they don't want to renew.

My biggest struggle right now is determining whether to buy a house outright with my HELOC and then refinance it in hopefully 6-12 months or do I use a smaller part of my HELOC for a down payment and try to get a traditional loan for the rest of the payment?

There are some syndicators who simply do not know what they are doing or not that experienced.My minimum per accredited investor is 200k per deal.

I thoroughly enjoyed BPCON2024, simply for the fact that it was my first one. 

Or are the landlord laws simply too draconian in California to warrant the risk? 

So far with the properties that have looked promising we have utilized the calculated NOI / Cap rate to determine the value and every one we have done has come up way lower than the asking price and in one instance came up less that what the current owner paid for the place initially.