I understand the sandwich strategy, but you should consult with an attny in your state to see what liabilities you have if you do not pursue any required licensing.

The asset must generate income on it's own (ie rental).For the IRS, they do not care if you buy a house, improve it and sell it or buy bread, lunch meat and mayo and assemble sandwiches - to them, that's the exact same business model. 

Go see what is selling, what the neighborhoods are like, go eat at the local hole in the wall/mom and pop sandwich shop.

Does California Code - Section 10130 and 10131 prohibit you to do an assignment of contract and/or sandwich lease option unless you have a broker license?

While you're there, try to get invited in or at least peak in and ask yourself this one simple question: "If they offered to make you a bologna sandwich, would you each it?"  

Alternate take: Make a comment about her making you a sandwich, and hope your name isn't on the public record anywhere.

It's easy to drive people awayUse the bathroom and don't flushMake yourself a Limburger cheese sandwich in the oven.Show up lateShow the abrasive side of your personality

Once a month I have had staff start early and hand out breakfast sandwiches at the exits to to the complex as residents drive out.  

I did say something stupid and bigoted over in another thread that I most definitely should NOT have said (of course I thought it was hilarious and perfectly appropriate at the time), and it got me thinking. is that the $5 sandwich thread?

(Before you've dug and poured your sixth hole the first poured hole is nearly ready to accept weight) *Build your new girders with glue/screws/ 1/2" plywood sandwiched 2x10's (will NEVER sag, plywood mandatory, emphasis on the word "mandatory").