Thanks @Chris Mason and Thanks @Ryan Scott Isacksen,I have also opened my search up to Emeryville CA as there seems to be no rent control there now.

@Ryan R.

You have a choice on when to start Unless you have an income problem.  

(Buyer and Lender save money) Seller C may not want to move, however if they go into foreclosure they wont have a choice!  

Ryan Dossey then what is the best course to proceed in then?

so you have three choices:(1) buy a non-owner occupied property and rent it out (you'll continue living where you are now or somewhere else) (2) buy a multi-fam and live in one unit, rent out the other(s) (3) buy an owner occupied (OO) property and rent out a bedroom do the math on each - with an OO you may qualify for an FHA insured mortgage which should allow for a reduced down payment (perhaps as low as 5%, sometimes lower).

Originally posted by Account Closed:@Ryan R.

Two choices...the best is to make the buyers be preapproved with a lender the seller/selling agent trusts, making sure they get tax returns, w-2,s, 3 mo.s of bank statements verifying funds, etc.

1) GOOD CHOICE!

@Ryan Cameron, I have a few deals under my belt...buy and holds, but looking for a few more to manage and retire:)@Katie Heer, Working in Kensington and Fishtown for a few years.