There's got to be a modified BRRRR strategy that works for L.A...  

Have him look them over and explain and modify them as needed to meet local and federal laws. 

You may check the FilePlace to see if there is an existing spreadsheet you can modify to meet your purpose.  

Can the existing residence be economically modified to accommodate 2 renters?

Half doc and heavily modified underwriting.

Many of these mortgages have been delinquent for over 5 years and many of the mortgages that were modified have defaulted again.

Every time I find myself in a situation like this, I modify my process and/or paperwork in a way to prevent it from happening again.I avoid this particular problem by collecting ALL move-in fees prior to me signing the lease.  

looks like ill modify my lease a bit

You'll pay tax on the difference but shelter the rest of your profit in the 1031.you do have 45 days from the day you close your sale to identify your potential replacements after day 45 that list is set in stone and cannot be modified. 

I may be forgetting  something but here they are.Property value $92,487Asking Price $155,000Offer cash $89,360 this is modified originally we were thinking of offering 76,900 I believe.