I am currently seeking a hard money loan but would prefer a cash investor. 

We encourage investors to ask questions about the market, economy, hot properties and even details of the type of properties they are seeking.

A private lender is usually an individual, one you might meet at the local investor's group who is seeking a viable investment to put money into.Good luck in your real estate endeavors!

Some states You can contact the Treasurer of that county & for a few hundred dollars they will do the paperwork for you other states You have to do a Judicial Process with an attorney.3 - "Hybrid State" these are states where they call them a Deed State, but You read their process & they do not actually sell the property but rather it provides either a high interest and/or penalty rate & after the state statutes time elapse.

Landlords I know, including me, would consider within 5 days acceptable if the penalty-free time frame is lawfully set at 5 days.  

There's a lot of potential in this deal if I buy it right, because in addition to negotiating down the penalty for the code violations it is also way over assessed, and I can appeal to the tax board to dramatically reduce the taxes because it is outside of the statutory 15% wiggle room they're allowed on the assessment value. 

You're in the right place to find the information you seek - Biggerpockets is full of resources.

Right now I'm just seeking knowledge & information.

I know I need to seek expert advise from CPA/Attorney but in the mean time, has anyone from CA had this same experience or know the ins and outs of LLC formation outside of CA if you live in CA?

I never solicited to buy their clients' properties as, after 25-30 years working orobates, I know better.Due to my experience and influence inside the legal community, I've positioned myself as an expert that attorneys seek out.