What you can do, is like you said, follow up with them once a month to start, then after maybe 3 months stretch it out to every three or 6 months. 

I hope to retire when I'm 45 (again, I'm willing to listen to any advice if that goal seems a bit of a stretch).

Multi-family is extremely difficult in this area, if you're thinking rent by the room you'd have more luck but would need to stretch out as east as Zebulon and as south as Fuquay to really tap the market at that price point. 

Many ppl in California really stretch the ethical boundaries of "normal" interactions.

I completely agree it's the buyers responsibility to be mindful of all the risks in purchasing properties, but presenting roofstock other than anything as a way to see greater inventory (as of now) is a stretch

And, here's the thing, its supposedly a big red flag for them to audit.I would be very hesitant to stretch anything on that item.

I'm from North County San Diego myself and I moved out to Indy to make my west-coast dollars stretch a bit further with real estate.

After spending more than 20 years lending for large lenders, I can say for a fact that most losses that lenders take on loans are in situations where they stretched to make a deal.

Having said that, depending on your entry into the industry, your dollars will stretch further out of state.  

You didn't indicate your amortization, but I also stretch those out for 30 years.One concern I had on your note was your comment that your down payment will affect your rehab budget.