If we rent to own, they are OK, but we cant refinance because we don't have the deed.Are there any unique scenarios to help us get the property for little money out of pocket, we have the ability to have the deedSign a lease agreement with a purchase option that allows you to buy the property at an agreed price at the end of the lease term, consider establishing a partnership with the seller to jointly invest in property repairs and improvements.

It may be beneficial to link up with an established wholesaler and pay them to mentor you or work for them and learn.

Having developed a majority of my career in CA the regulations and red tape for construction and development are intense. 

Make sure any renovations comply with local regulations and obtain the necessary permits if plumbing changes are involved.

I would also focus on smaller deals, single family to 4 unit starting out, so you can establish some experience.

Also 4th quarter of last year Packwood and county officially did discuss potentially regulating STR's by either limiting numbers or adding a tax to cover increases in local services that are needed. 

They’ll check if your property, zoned R5, allows a curb cut and ensure it meets zoning regulations.

More deals are killed by procedure and regulations than anything else it seems. 

Provided I can establish a solid investment plan tailored to their financial needs/comforts such as debt ratios and income, they would be more than happy to offer me some financial control.Additionally, If I wanted to, for the sake of building my own personal wealth, I admittedly have the luxury of taking a loan from my parents.

One tip: focus on areas with year-round demand and check local regulations early—they can make or break a deal.