Value in both sets of doors in city have risen approximately 60% as of today.Based upon my small sample size, rents and appreciation have actually increased at faster rate in my Oakland properties.I agree that the work to get the properties up to market rates is not as easy in Oakland, but it is possible with some effort. 

You can also go to TrustedPros.Com which may have a sample and I remember they explain a lot too.

Could you find a sample promissory note with such a loan structure, run it by an RSA lawyer and find lender prospects?

It's crucial to see a sample of houses to calibrate for yourself how accurate the estimates are.

So here is a sample scenario:$60,000 purchase price25% down = $15k, advanced from the line of credit$45k purchase money loan based upon the value of the homeThe loan rate for the purchase money would be around 5-5.25%, the line of credit rate would be in the 5.25%-5.50% range.

Would be happy to send you a sample.

DM me your email and I'll send you a sample of what I send my investors.

There may be samples in the Forms/Files section of BP. 

I took classes through CA Realty Training and they have sample questions you can use to see if you are ready for the test.

@Shaun PalmerCheck right here on BP in the Fileplace:  https://www.biggerpockets.com/filesThere are some samples uploaded by fellow BP members that can get you started.