You're 100 % correct, at least here in CA we cant install grounded receptacles on a 2 wire system...its a code violation.

Hi, Im looking to buy a house in southern california and received approval for investment loan for investment property that is a single family unit home.

Does anyone have any recommendations for local investor friendly title companies in Riverside, CA that do both assignment of contract and double closing?

Since loans are considered securities, most states require a security exemption, which can be prohibitively expensive.At least one state, California, automatically grants licensed CA real estate brokers an exemption without requiring them to go through the expensive registration process.  

I'm a land broker in Southen California who sells land to homebuilders of all types (for-profit, non profit, etc.). 

The more efficient solution might be to purchase from Grandma with the 25% down..you ca use the income to help qualify and obtain gift funds or other sources for the down payment.

Probably looking at around $40k-$50k (in California).Does anybody have experience of doing this and what it does to the value of the property?

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

@Eddie TorresI like letters but we’re definitely not allowed to mention familial status (California).  

Contract forms and other necessary evilsI'm a member of the California Bar (based in God Bless Texas) but not offering legal advice here - just a word to the wise.