It's a free market. - You will finally get a tenant. 

I’m not confident on my calculations for ARV or Rehab cost and don’t want to get a property under contract if it’s not really a deal.

You would need an extremely high grossing property under market value on a something like a 5 year lease to profit, and you probably will not profit after startup costs until Year 2 or 3.Do not even think of trying it with 1/2 bedroom apartments or condos nor 2/3 bedroom homes. 

Many contracts have a mediation clause and there are costs and time involved with reaching a resolution.

I have a capital gain taxes question:if I sell my home for 510k and provide the seller 10k seller credit towards escrow costs, would I be paying capital gains taxes in California for that additional 10k?

House hacking with an FHA loan is a great way to minimize living costs while building equity, or you could invest in an out-of-state rental for steady cash flow.

It saved my quite a bit on interest costs.

And you're proposing to pay the investor a "return" of 6.30%, how did you come up with that number?

Your net gain is your net sale, minus your adjust cost basis.

Rising maintenance costs, turnover, Taxes, and other expenses will also contribute to this.