Most/many land brokers shop properties as pocket listings long before it ever hits the MLS, unless it's and ultra-high-end property. 

If you have all three of these qualifications, many operating groups will be happy to offer between 5% and 20% of the total general partnership equity in return for your being the loan guarantor.A couple ultra high net worth individuals I know make many millions of dollars per year by simply signing on non-recourse debt. 

It's ultra-competitive there but be patient and persistent and you'll get the right property soon!

As a Data point we are now seeing this in High priced markets with ultra liberal cities not prosecuting crimes of less than 1000. 

This is done for one reason to make their/our life more difficult, which is good politics here.LOL.. its a funny state you have the ultra liberal but on the flip side you have by far the easiest state in the Union to log timber in .. which in other areas is highly controversial.   

When I lived in Southern California I worked at a firm that designed ultra modern homes in Hollywood, Beverly Hills, Malibu and so on for a homes that sold between the low price of $10 to $50 million dollars.

All that Government Cheddah they are throwing around on these ultra cheap Section 8 properties.......Yum....

Union City makes real estate investments almost totally unviable due to ultra strict rent control.

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At that point they can invest in ultra safe investments that give total IRR of 10% a year and outpace inflation by about 3 times.