If she doesn’t pay, foreclose. 

And i chose a 4 plex because it seemed like the smartest play. the 3 units that I am renting out pay for the mortgage.

If so, you purposely DON’T want it to be a business you want it to be your primary home for 2 years so that you pay zero taxes.

@Rakesh Battula you can pay for programs, pay for coaches, but if you are truly committed you can learn a lot online for free.

I have a friend who is an agent that is looking to assume my VA loan and buy the house off market, so that I can avoid paying fees and commissions.

Is not only how much you paid,  you need to pay right base on you resources.Find a good realtor that knows the market.good luckLuis Maqueira MMP

I want to offer her $350,000 for the condo (its a fair price for it), 5% down payment ($17,500) and pay her monthly $2,000 for 3 years, after which I would refinance and pay her out.

The protections are there because if the police can simply put out a squatter it would be simple for landlords to never give their tenants anything in writing and have the police remove anyone they didn't like or who didn't pay as a "squatter."

If you want to find people who will try to help you lose your money, telling them how much money you have and where you will be is a good way to start.You are limiting yourself way too much by focusing on LA, but with $2 million to burn you could likely find some good cash flow if you are paying cash, but you don't sound like the management type just from this.

Better to pay your mortgage instead of someone else's.