@Josh Deeden I just sold my business in Orange County and moved to North Carolina 3 weeks ago.

Anything not in orange is rural, and eligible for a USDA loan.

Here are average detached home prices for some coastal CA counties from the year 2000: San Diego $279K, Los Angeles $221K, Orange County $322K. 

Orange Coast title agents are typically very good with investors, so that is where I usually recommend investors to go

To give you a little background on myself, I have a BS in Business Administration and am currently working as an active, licensed CPA for Aviation Capital Group (aircraft lessor in south Orange County).

I'm Vincent, from Orange county, California.

Does anyone have suggestion for a good commercial (retail/industrial) broker around Orange County? 

The road the house is on is nice, but the few streets behind are lower income with an orange crime on trulia.  

If this property is in Orange County it is probably already very competitive, so I would recommend submitting your best price the first time if you want to have a chance of getting it accepted (in general for CA depending on property price; $50,000 under list price isn't going to cut it)  Also if this is in Orange County and at a reasonable price they likely have many offers with no contingencies that they could easily accept and move forward with instead of giving you seller credits.

I recently moved to South Orange County, CA with my wife and two young daughters.