It’s not the most simple task unfortunately - definitely requires some technical skill.

Alot of unknowns as you don't have the ability to walk the property beforehand, but interesting process, and pretty good deals exist there.While the Trustee Sales are cash purchases, there are many hard money options that can turn over the funds in time for the 24 hour funding required to complete the purchase.If you are interested, let me know and I can go into more detail, as well as make some other suggestions for you to consider. 

The seller requires a cash purchase & I’m exploring creative ways to structure the deal.

If they sell them on amazon, they likely don't require any special handling.

All but one of the family members are on board, and we collectively own the majority, but it's 55% and the bank requires 60%.

All the leads I've found so far have balked at either the "investment property" requirement, the "in California" requirement (or both!)

My name is Paul Hearn, and I am a new real estate agent in the Memphis area with a burning desire to work with investors that are wanting to grow their portfolios in Memphis and the surrounding areas.

(larger would require fire sprinklers). 

Long story short, any owner-occupied property loan will require the borrower to show income that the lender can determine to be stable and predictable in their good-faith effort to confirm the ability to repay. 

All buyers and sellers of rental real estate should require Tenant Estoppel Letters in their contracts.