This is what the buyer said.1: We agree to sign a deed in lieu at closing.

How did you find this deal and how did you negotiate it?

To find the best community bank, I would post in a local facebook group and ask which are the best local lenders to work with and ask for a specific contact.  

I understand your situation—investing in LA at today’s prices makes it tough to find solid returns.

I just wanted to piggyback by saying you can still find those kind of deals, but like Nicolas was saying, it's probably going to be on the east side, in C- to D neighborhoods. 

It essentially includes having a buyer for a specific property BEFORE entering  in a contract with a seller.  

If you have 1-4 unit residential that's already cash flowing I would go DSCR if you have a ratio of 1 or more.

The BRRRR method (Buy, Rehab, Rent, Refinance, Repeat) could also be a great strategy to recycle your capital.To find deals, try direct mail campaigns targeting absentee owners or distressed properties, or go driving for dollars in neighborhoods with strong rental potential.

that's the reason we do what we do is to look out for our buyers. 

Purchase price: $15,000 Cash invested: $25,000 Sub to deal - paid the seller and wholesaler $15,000 + $7500 closing costs to assume $84,000 mortgage with a monthly PITI of $575.