Learn and Network:Learn as much as you can about house flipping by using online resources, books, or courses.

Only place I felt "safe" in CA was on base.

Sometimes you get lucky.You could even bring up the subject of seller financing (search online for ideas of how to structure a seller financed offer), and make sure a competent real estate attorney helps write the offer documents (if it gets that far). 

But there are also a lot of reviews online calling this place a scam.

Oregon saw it that way as well.. many folks got cease and desist using guru on line training techniques this just formalizes the activity and levels the playing field and gives both buyers and sellers a mechanism to get out of deals and or have a regulator step in..

please send me a case example I'd love to read. that's one appraisal. the knowledge I have as a licensed general contractor working with investors from 5 cities at a time all over the country buidling 3 different floorplans I would say trumps one ADU you read about online 

Give me a fail-safe system over a tenant's assurances any time.

I've found deals in local online groups on Facebook, simply asking people for what I want. 

You should be able to send it to the court clerk with the case number (you should be able to find it online or call the court).

Definitely online via property management software!