The agreement was basically written out on a standard residential sales agreement with the terms of the owner financing (me) spelled out to the seller

Freddie Mac requires 2 years of history however.If it's an SFR that you're looking for then 20% across the board is standard and when you start looking at units ( max 4 for conventional financing ) the down payment will change depending on if you use fannie or freddie for your loan.I hope this information helps and if you have any questions please ask and I'll do my best to help you out.

Can I use a standard purchase agreement on a probate property, where the administrator has full authority, no bond,in California?

I will be review the lease shortly, however I think it does state that there is not much they can do to the property because it is a standard Texas Real Estate Commission Lease (TREC). 

. :)Obviously, standard terms, 1st position and 20% down.

@Andrew Edwards It's your comfort level on tapping your house, but your are going to need a 20% down payment plus rehab (that's the standard anyway) to come from somewhere.

Standard stuff.Once you are officially the Mortgagee (owner) then you have the right to contact the borrower.  

If so how has it went for you dealing with the required inspection and dealing with your cities laws and standards they require?

If it doesn't need much, they are hiring contractors to bring it up to retail standards.

Typically the policy will be more than a standard Homeonwers policy.