But maybe I'm missing something in your example explanation.

Your best approach (according to your explanation) to finding your Sellers finance deal and managing it, it to purchase a rental four plex, live in it and manage it on your own.

Most loans will have numerous clauses that convert non-recourse to recourse under a wide variety of circumstances.

I have had good luck with writing a explanation of why your offer is what it is like 325k minus this because because of that and so on it gives everyone a idea of where your coming from vs a low-ball looking offer without explanation.

You define your costs, build in some overhead, and that's your fee.That's a very simplified explanation.

There are numerous investors, agents, etc. on BiggerPockets with experience in CA who would be able to give you a better perspective on the types of investments that work there.WIth regards to RentToRetirement, I worked with Zach and his team for my first property, detailed in the link below.

That's a simplified explanation.

Thank you for the explanation and perspective given.

1)Have your paper work in order (ie: Paystubs, Tax returns, Explanations, Verifications)2)Respond quick to requests for information3) Act quickly and make an offer when a deal comes along4) See added potential that is going unused. 5)Be financially prepared for heavy section 8 paperwork and hiccups Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

The explanation I just gave is the same.The added difference, again favoring the 20% down (always), is appreciation.