Now I know that these are online leads so most are useless but I just want to know.

I highly recommend Woodsboro, especially Erin in residential or Richard in commercial.Property Manager: I don't always go by online reviews, but I was looking at reviews for Valley Properties a few months ago, and there are just too many negative Google reviews for me to give them a try. 

Before moving forward with anything, I think you should make sure that this person is qualified enough to buy the house.Or at the least can afford monthly payments and has no criminal background/evictions in the past.There are many online services that you can use for this.I would recommend to ask an attorney to draft a lease and an option document. 

I'm just taking what I've learned from what I was reading and putting it into practice.

Im starting too and feel very lost just because i dont have who to work with, im re searching studying and connecting dots lil by lil my self, but is not complicated, but a patient game, first secure a buyer list, make one, go out to meetings, groups and meet Realestate investors even online call them ask them of they requirements, they needs,  what they exactly looking for and then match them with the houses.

Pre-marriage property can be treated differently, depending on your money practices (such as commingling v. separating money) and CA law.

This is because the 90 hr licensing course only teaches you about a tenth of what you need to know to adequately practice real estate. 

Use your knowledge to start analyzing properties to get practice.

Until then, I consider the application incomplete.Think of this as a $100 lesson.There are also plenty of online background/credit check services where you can set up the request to the applicant and they pay right there online, so nothing out of your pocket.

That's a great saying for gurus from the front of the room, not a practice for real life.Congrats on all your successes and your tremendous life lessons.