Just get a state-specific month to month lease agreement online (BP has them) and have them fill it out and sign it.

I bought a home at auction, everything is online.

Rent to own was a good strategy till 2014 when Dodd frank changed the game and considered it a predatory lending practice .

LA around the metro stops there are a lot of developments coming online, I can see multifamily in those areas getting into the oversupply territory.Where in LA are you looking?

I stepped away from my real estate goals years ago when my son was killed in an auto accident, and suffice to say that recently I made the decision to get back in the game doing what I love. 

I have a lender who is new to the game of lending.

No online forum can replace real personal/professional expertise.  

I totally understand the frustration of having money earn nothing in the bank, but this is a long game.

If you are a squirrling away $25k every 3 months, you are way ahead of the game! 

@Brandon Turner's "The Book on Rental Property Investing" is absolutely great, and the audio version is fantastic - it is well-read, and he makes all the figures available online and tells you the URL (on Bigger Pockets) to view the figures.