Whether bank or credit union - either will work. 

CA taxes residents on worldwide income but may provide a credit for taxes paid to other states.

For me as well as the seller.First, you have to define Sub to financing.Do you mean the reckless kind where you overpay for a property, take over the financing and borrow from others to cover closing costs and holding costs when you have no money, no credit, no income, no reserves and can't tell a warranty deed from a deed of trust and you close on the kitchen counteror do you meanbuying below market value, already having a nice income, having reserves, using escrow and title, already understanding the due on sale clause, have done a lot of creative purchases and know when to use and when not to use creative finance and how to recover if something goes amiss?

. ;-)In Atlanta, for example, city/county liens are treated the way the credit bureaus do: They fall off after 7 years.

With good credit and a relatively low LTV, they may price comparably. 

The Retainer Fee is credited towards whatever they buy from us in the 90 days, so in effect, costs them nothing.Note: we're not doing this to make money, but to avoid the time-wasters.

I’ve just heard horror stories from landlords and I’m looking for suggestions on how to best vet tenants - Good credit, no missed rental payments in last 5 years, etc.

🌟Great no move to Multifamily With the same skills you can manage a 1M fourplexMore independence when you grow your familyStart the journey to bill wealth  if you have a 350,000 at 6% your wealth per year 21000with a 1M  your wealth 60,000 per year  3XBuy a 350$ houses you need to have good credit great Income personalBuy a 1M  Multifamily    (my unit 350$ same income)+ 2Unit rent is your income+ 3rd Unit rent is your Income .Same only that your roommates don't live with you.

Take out an equity line of credit on the property that can be sides as the down payment for the primary residence.

Have you considered negotiating the price or getting a credit with the sellers and doing the work yourself?