We generally stay away from California because of regulatory issues.We know who we are and what we are good at: we’re out-of-town but highly engaged real estate investors who know how to pencil deals, structure deals and package deals to raise capital.

I'm in Redding, CA, and we have a lot of demand for homes under $450k, and rentals.

I have been considering joining AAGLA and know they have lease forms and other forms, but it is $199/yr.In the next couple months, I am looking to get a standard CA NAA lease written up with RUBS for water and sewer billing and a requirement for the tenants to carry their own renters insurance policies with $100K or so (if there are recommendations around this please let me know) liability limits.Does the community here have any advice on how best to do this and where I could get a lease form that does the trick?

In California, it is capped at 2% per year.

As a mortgage broker in CA, I've worked with Easy Street over the last few years and they have their certain box they are competitive in, but overall, they're okay. 

I am in KC last few days gas is 2.75 a gallon.. gas is still 4.50 a gallon in OR WA CA if not higher in some spots..  

I agree with everyone and would add:It’s California.

On eventbrite you can see they hold numerous "free" one-day masterclass events across many states (mostly in FL and CA): https://www.eventbrite.com/o/multifamily-mindset-33157729673And I came across a review from an online blog that goes into more detail about MFM: https://ippei.com/multifamily-mindset/Since I think I would be way over my head with multifamily I would not attend their 3-day event at this time.

Can anyone proved a review of Hoap foundation in Newport Beach, CA = http://www.hoapfoundation.org/and Lender Funds, Inc ?

CA has the AITD  and its a robust  debt instrument that is designed for these transactions.