I have a BS in Exercise Physiology and certifications through the American College of Sports Medicine (ACSM) as an Exercise Physiologist as well as Group Exercise Instructor.

I feel bad and say ok let's cancel and instruct escrow to cancel....Now I find out that she's actually selling it to the lender for 5k more than what I offered...so I got played.My question is, for future reference, what are the chances of being able to legally force a seller to perform on the contract?

That being said, there is little substance in the way of giving a newbie investor information or instruction for getting started on their own and is designed to direct them to make an appointment to passively invest with MI.

this owner also left no instructions until I called her asked for them.

Absolutely on the following simple instructions!

Already contacted the CA state license board and was instructed to not speak to him at all, file the complaint and they will take care of it from here.

Some of the stuff I include may not be legal.Also, this post by BP helped motivate me to write my own lease. https://www.biggerpockets.com/renewsblog/2015/10/1...I have at least a paragraph for each number listed below.1) description/definition of landlord, tenant and property2) rent payment instructions (i accept online payment & venmo). late charges3) security deposit4) term of the lease.  

They will instruct you as to what is necessary to meet code for a rental property.

Just give them the QSP and instructions, then make sure the HD/Lowes Pro Service guy understands that a check is coming to their attention.

You do need to request the current seller/manager to send/deliver a letter to the existing tenants, advising them of a change in management, and instructing them to direct all communication and rent payments to you at your address/phone effective a specific date.Once the seller/manager confirms delivery of that notice, you reach out to the tenants, providing additional general information, including payment options ( be sure to inform them they must stop any current automatic payments) and how you prefer maintenance requests be handled.