However, a few observations cause me to believe that many investors are following a path to ruin if they utilize this method.  1) Too many have never seen a down cycle (full disclosure: I'm in this boat). 

Hello everyone I'm looking for a good real estate attorney to run my purchase and sale agreement by I'm in socal and I want to make sure it's legal for it to be assigned and has all disclosures needed to have the option to wholesale!!

like education, more home information, or process management tools like disclosure reading or process automation?

You may also need the help of a real estate agent to at least provide and fill out the contract and disclosures needed for you.

On the seller disclosure it says “We believe the garage is encroaching on the property behind the house by 4-6 inches but have no documentation supporting this.”

@Toney Sharpe Jr Full disclosure: I personally took her CAM pre-licensure class, but I have never worked for her or had any other relationship with her...JUST a fan who really likes her style & information.

I'd get an opinion of value from a good agent and start asking title co's for a solid purchase and sale agreement and necessary disclosures you guys can fill out.  

She did do a property disclosure report, but I do not believe this stuff is listed in the report.

To me this seems like full disclosure and good faith on your part.

You do need to send a few City of Oakland disclosures to your tenants, you should read the property owner packet and provide disclosures as necessary.