@Jabbar Thomas Even if she did, indeed, execute your contract, she has a three-day attorney review period, whereby anyone else could have come in after you and made a higher offer. 

I have found a property that the owner:  1) has clear title; 2) property taxes are current; 3) the HOA has assessed a Notice of Trustee Sale; 4) Since the filing of the HOA NOD, I have also calculated the HOA dues and assessments that will have to be added to the potential investment. 6) Reviewed California Law on waiting periods for a) owner's termination rights, (NOTS 90 day redemption period - starts from date of sale). b) renters with and without lease contracts or if the homeowners is the occupant .My Questions: Please respond with answers applicable for California Law 1) If there isn't a 1st Lien in place or recorded, then I can assume most likely one doesn't exist?  

In other words, review some of the conventional wisdom you have been given.  

Seek out recommendations or look at review sites such as Angie's List or Thumbtack. 

Also, no matter what any “Guru” tells you about how great their contracts are, have your attorney review them!

That will continue to be the case with your transaction providing income to the IRA.I would strongly encourage you to have a qualified CPA or tax attorney review the situation and ensure the IRA is acting in compliance with IRS guidelines.  

I am currently reviewing the purchase agreement for a 26 unit in Garden City and am trying to line up some of the necessities. 

Triplex: purchase $40k, rehab $100k (includes holding costs, etc) We are finishing up the final unit now and the last time I did a budget review it was projected to come in under budget.

I've found lots of mixed opinions/reviews as LLC rules and fees are different in every state.  

If you have concerns about your property tax assessment, try contacting them to ask for an informal review first - this is free!