Here are a few avenues folks often explore in times like this:You are already on this path - Owner Financing: It's great that the seller is willing to finance a portion of the deal.

There aren't many co-ops in Southern California, mostly in LA or a senior community in Orange County, but there's not much of a discount between condos and co-ops - at most, 10%.What is your source of the 10% difference data?  

@Dwight HenningRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Appraisers are using MLS data and often it is lower than actual rents. 

All pricing of rental prices is done with data. 

We have data to look back to for direction on our path forward, do we not? 

•Deal evaluation: Simple, actionable advice or tools to help me confidently analyze and structure deals.I’m also looking to network with wholesale-minded agents, understand local buyers’ preferences (buy boxes), and explore mentorship or partnership opportunities that can help me gain momentum.I’m eager to learn, take action, and build something impactful for my family.

Within the first month I believe the company byte federal has a data breach.

And feel you'll have more options / strategies to explore with a tri or quad plex in the long range.

Gradually scale by researching high-growth markets, partnering with experienced investors, and exploring financing options like SBA loans.