I would like to get any feedback or advice from real estate investors (especially in California) about the buying process, what to expect, typical costs etc.  

Essentially what you have is tenants under a month to month written lease.

I would first call the local credit unions as they typically have the most flexibility and you can build that relationship for future deals.   

They're typically not involved in any of the transaction, so it only applies if you are a broker in your own transaction - which I am not.

But because they require you to use 212 loans within the first 48 hours you typically have to move fast.  

I would think $25K for essentially a shell is on the high side.

I'm guessing there is no lease so this situation is a little more complicated than a typical eviction which is generally because a tenant isn't paying rent or abiding by terms of a lease agreement.  

They typically keep a record of the good contractors in that area.

Check the local banks and credit unions. 25 year amortization is more typical for a loan that size so I would make sure 30 yr am is accurate.

Do your lenders typically need title in your name or mixed bag on that too?