On market deal that we were quick to pull the trigger with the highest cash offer.

If you took out the loan and your name is on the title, there has been no sale and therefore no due on sale clause can be triggered.

That said, it's been a week since approval and offer... but I still haven't pulled the trigger to sign the note.  

This is part of the contract for the form of payments. " (1) Tenant must pay all rent timely and without demand, deduction, or offset, except as permitted by law or thislease.(2) Time is of the essence for the payment of rent (strict compliance with rental due dates is required).(3) Unless the parties agree otherwise, Tenant may not pay rent in cash and will pay all rent by (select one ormore): cashier's check electronic payment money order personal check or other meansacceptable to Landlord.

We have $20k for a down payment and want to have $10k in reserves before we pull the trigger.

Ok, I am going to try and combine groups so as to condense the material.  Also, this is only my second deal so I am not a master by far.  This is a category D property, but in a good location and recently remodeled.  ...

Zoning setback compliance.  

Houses are more affordable and I'll be able to save up and pull the trigger faster than buying here in California.

One simple advantage, for example, is that ownership can be transferred via the sale/transfer of shares without triggering property transfer tax.  

I look at this way, continue looking for good investments and if you find one go ahead and pull the trigger.