@Seth Baumgartner It sounds like you are just managing a single property, so I actually disagree with the others.

Better returns than I’m seeing even in multi family and most of it is guaranteed.Also if anyone has any Sec8 PM’s or banks that can bundle loans or have low loan limits I’m currently looking for those!

Alternatively, there are a few sites out there that can give you an estimate - but what I've found is that these have been highly unreliable (even Propstream). 

I am open to local, admittedly intimidated by the price tags, and also open to markets outside SB or even CA.  

There are so many stories of people losing everything even with millions in insurance coverage.

Are you targeting single family properties or a multi-unit? 

I actually had just found the Amazon book last evening, and was going to purchase it. 

I house hacked a property that has 9.4 acres, and has a duplex and single family home on the property.

My question is if it's possible for me to have a promissory note signed in order to carry a note even though I'm not the buyer while concurrently having the seller not have a realized gain for the amount we're financing.

My break even without putting anything away for cap ex, vacancy, or maintenance is $2,395.