There are lenders specializing in these types of loans to retirement account, here is a list:https://www.biggerpockets.com/blogs/2810/50272-list-of-non-recourse-lenders-for-self-directged-ira-and-401k

Many investors have found that mail and phone campaigns are effective in finding the off-market leads.

There's also an article there on Effective Email Marketing Tips For Realestate Marketers you may be interested in.

You didn't ask general opinions about whether you should form an LLC or not, but in case that's still in question, here's why I didn't go the LLC route (I also live in CA)-https://www.biggerpockets.com/blog/2013/08/17/rent...Hope that helps.

One of the best benefits in real estate is your ability to physically effect your investments and change outcomes to an extent with preparation and research. 

His answer was something to the effect: "I don't care. 

Navigating this path starts with educating yourself in how to communicate to the right partner for your venture.Let me hear you thoughts.See the original at: https://www.biggerpockets.com/blog/find-investors-capital-raise/

This way you can effectively get in with no money and use your future revenue to pay the landlord.

Also it is ungodly hot in PS in the summer and the vacancy rates go up because its the snowbird effect.

Otherwise, you are effectively selling your house for $6K below list price.