It allows for you to run your P&L reports & balance sheets on a property by property basis.

This would be an off market transaction, no local agents involved, but still full due diligence for inspections and appraisal. 10% down, 700 +/- credit scores, and good DTI.What's the feasibility of me loaning her the balance of the loan after downpayment, creating a note, and then once it has a three or six month history of performance selling that note?

They can negotiate for you and make sure the transaction is done properly, and they don’t cost you anything.

In either case I don't recommend investing in condos, the margins are slim and there's a lot of room for other people to interfere with the proper management of the asset.

It’s up to you to decide if you have the time/knowledge to properly find, screen and manage your tenants or to hire a management co.

You picked out a few really good neighborhoods to search because its still cheaper than LA proper but they are growing/changing in a positive manner. 

Freddie has a small balance loan program, $1M minimum loan amount. 10 year fixed I believe.

I’m in Maryland and it’s the same way, but with the proper lease and screening of tenants you are being proactive.

Of course I kept all the material receipts and paid my father and the handymen but I did not hire a contractor so I do not have proper invoices but only receipts...I probably spent around 60 to 80k for the rehab but even if I could fully deduct the expenses the capital gain would be still very stiff...A friend suggested I should reinvest right away and do a 1013 exchange to defer capital gains and another friend mentioned to reinvest through RealWealth Network.

A properly repaired foundation is better that not if they are putting pillars in.