Check out local areas and homes, meet with pros, and look into financing like regular loans or FHA loans.

Background Checks - https://www.tenantbackgroundsearch.com/Apartment Listing - Websites I utilize: facebook marketplace, zillow, apartments.com, Padsplit (if you're renting by the room)

I know with private $ we'd have a higher rate but was hoping it'd be a short term solution if we could refi into regular 30y mortgage

As a property manager, I would wait until 7/1 to start the eviction process so you can check to see if they have vacated prior to spending the time and money to file an eviction.

They might not have a separate form, it might be just the regular business license form.

PHYSICAL CHECK = If you have permission you should physically check the property prior to the sale or have a professional inspector.

Just trust your instincts on this stuff...which is why you went here to check. 

I was referred to them by a note investor when I asked where to buy notes and wanted to check into them, check into anyone's experience with them.     

My AC guy showed me years ago to check the date the AC was built on the metal tag with the specs.

To do well in pricey places like Santa Barbara, use what locals know, look into ways to invest, team up with backers, check out how to pay for things, aim for cheap homes, do deep checks on the market, and get to know folks in the area.