If in this case there is no score why waste time when I can simply move on to the next applicant.

They would simply make a comment that they learned a valuable lesson.Watching my parents go through this time and time again just turned me off and it wasn't until some time ago (last 7-8 years) that I began to understand them and found out from my Dad what made them go from wanting to make money to more or less helping the less fortunate.Thank you for the welcome to BP.  

I have no problem with Section 8- i simply want a signed lease and tenant in.Also- i hear stories about how HUD takes a few months to start paying rent (they make you whole eventually).

I would say welcome to BP, but I'm a newbie as well :)OC is definitely a tough cookie to crack when it comes to real estate investing. there simply isn't much margin here.

I tried simply safe on a house while rehabbing before rental and it worked great.

The seller insisted that I use his attorney as the escrow agent, which I typically don’t do, but the deal was relatively cut and dry so I was agreeable after drafting favorable escrow language.

They make the rules then simply allow tenants to walk without consequence.There is zero point in having lease language that you do not intend to inforce.

- Building is nice, seller essentially bought it as a single family, rehabbed it and converted it to a 2 family, but has some issues i wanted to fix but seller simply gave a 5k credit without fixing anything i asked for.

This cuts down on "the check is in the mail" or "I placed it in your mailbox at 11:59 last night". 

The juice usually isn't worth the squeeze in situations like this, and the added professional liability, administrative hassle, and paperwork might not be worth it.And remember - Your broker gets his or her usual cut (based on what your agreement with them says), so it may not be worth your time either.