My area has a strong economy, high rental rates, and a very large military and civil service presence.

Building a strong local network is one of the easiest ways to get involved in real estate.

STRONGLY considering getting into a subto deal 

Thanks mate,I'd probably buy myself and through our biz.Not a fan of having partners and prefer the peace lolYou know the saying "If you get paid, then you can get F@#%ed".Already a "slave" to investors through my turnkey company and I think that's enough for now hehe

This is not a problem if you use a licensed CA real estate broker to originate your loan since they get an exemption against usury for loans secured by real estate.My strong suggestion is to find an experienced hard money lender at a local real estate club to originate the loan for your lender.

So, anytime a mortgage is involved a wet signature is required per the lender and their capital partners. 

Keep a strong emergency fund.  

Try to partner with others on deals.

But for now I’m thinking of buying and holding, or partner up with another investor for fix and flips or other projects (In AZ).I bring positive energy, problem solving mentality, capital, time, management skills.

I would strongly advise that you consult with an attorney, but I found this:Universal Citation: LA Civ Code Art. 688 (2022)Art. 688.