Doing a google search I see a few clubs in Sacramento, what one would be the best for him?

We added a couch, tv, refrigerator, W&D, and some other things and it rents for 1k/month as furnished.

The only problem is the house is zoned as a single family and they have added 2 units behind the house without zoning to multi family so several banks are unwilling to finance.What options do I have here?

You can google for these docs, but I would recommend finding contracts specific to your state. 

You should be able to find info on it here in BP or search Joe Fairless Best Cincinnati Meetup on Google. 

Contracts are too important.After searching Google and reading thru websites, asking ones' network is still the best.

Make sure to do a quick google search -> Your City "County PRoperty Appraiser Site" -> then input the address and find out if the property was sold or not.

Or not, it's up to you.Oh, and an added benefit of keeping it is that it's your first investment and it will be an excellent learning opportunity! 

@Adam Weitzman google!

Since the rental calculator already calculated the P&I and I had already added the property tax ($360.42/mo), I took the some of those and subtracted from $3665 to get the PMI cost.