I've learned from some very successful investors and after trying different methods I've had great success getting huge discounts telling motivated sellers that I have the money already at title and can close as fast as title can move.  

Hey @Wesley Mitchell ,Sounds like you're indirectly pursuing the  BRRRR method; acquire a property, improve it, then refinance and get your money back (in this case it'd be 75% of the ARV after improvements) This would help you keep the house as well as attaining funds for your next investment.https://www.biggerpockets.com/renewsblog/category/...

Recording is the method by which agreements affecting property become public record.

Not only will this put more money in your pocket, but depending on your goals, you can paydown the debt far faster with this method.

Some method of owner financing?

I've been using these, they're relatively cheap, good quality and dress up even mediocre cabinetry well.cabinet pulls

I just recently moved to Los Angeles and was planning on doing this method later this year with some kind of Multi-Family property (2 - 4 units). 

That's the first principal element of a quality cost segregation study. https://www.irs.gov/businesses/cost-segregation-audit-technique-guide-chapter-4-principal-elements-of-a-quality-cost-segregation-study-and-reportA "mini" cost seg is basically a residual estimation, which is cautioned against by the IRS because it is generally inaccurate.

Michael Kiley 30% is achievable realistically by applying the BRRRR method over and over.The downside of that is that it takes time to buy, renovate, and refi.

I think it depends on location, quality of rehab work completed and if the home was properly remediate (TDI certificates, etc.)