Standard bank loan is 4% do I go with what is standard or is it typical to have a higher interest percentage when doing a owner finance? 

This has hit me pretty hard, I'd guess I have $20-25k in interest to deduct, and have historically. 

So that gives you some freedom and options, you do not have to do a 1031 so less pressure.Depending on how much you make on that determines what you do once you get to CA.I would simplify your life and move to CA first and rent, dont buy anything until you know and are clear on your objectives.An average 4 plex in So Cal is hitting $1.5m - really tough to make that work. 4 units in LA is really out of whack.And do the "rent where you live and buy where you rent" much better approach than trying to buy $1m dollar shack in LA.Palm Springs is interesting and you can find some decent priced properties and some work as an AirBNB so that is interesting but I would run you calculations on standard rents and not base it on Short term rentals.

Depending on your income and what you can deduct each year this should be plenty.

If I pay the $6000, will that amount be deductible for capital gains tax purposes?

I know some towns charge landlords an annual fee.What is the standard vacancy rate most folks use in Springfield? 

@Christa S Rickard I would use a normal standard rule of thumb of 50% expense ratio to the gross potential income.

I am looking at standard 1% per month returns on capital employed

In most standard policies the insurance company will provide an additional 10% of the dwelling amount for "other structures".

Ask about specific move in and move dates, what deductions from deposit, did they have a pet.