I would swing by your local Real Estate Investor Association and ask around who other investors are using and have had success with. 

Usually the interest rate and points are a little higher up front than a traditional lender but it's a good alternative to bringing on a partner.

Assume 8% mortgage rate and 30-year term.

What has been the vacancy rate?

.- $500 - $1,000 flat rate breakup fee, payable only in year 1.This very simple, but higher headline, fee structure better aligns incentives.

Is anyone out here that has any thoughts or is an investor with success in or around LA?

He givers a lot of practical advice about researching markets, building a team, and more.Personally, I think the Property Manager is the piece your success hinges on.

Hey mate,Sorry to hear about your troubles.I've been offering "true" turnkey properties for 10+ years now and have many scars to prove it.There has been and still is a huge stigma surrounding the industry and rightly so.The very best rated in the industry sometimes get blasted on the forum.Like with any business that has stood the test of time, we have had our fair share of successes and failures.We have done very well for many investors and could have performed better for others.Many times, we are to blame and other times it was the investors fault IMO.One thing I have always claimed is that we don't steal, cheat or lie and my team and myself work very hard and always make decisions with investors best interest at heart.Personally, I believe that folks that work hard and do their best shouldn't be crucified for an honest mistake when it happens.But, I guess others aren't as reasonable when it comes to such situations and I don't judge them for it.I take the punch on the chin and still continue doing my best.Over the years, I have made millions and lost millions but only blame myself when I loose.Not others.Also, I've always preached to start slow and only use cash which has cost my business 90% in sales volume.I just don't believe that investors should use leverage when first starting to build their portfolio.Reverse engineer and base all real estate, business and even life decisions from a risk analysis worst case scenario standpoint.If you believe that you can absorb a worst case scenario outcome, then pursue the opportunity.Build a strong foundation with cash owned properties and gain experience first."

Above 5+ units is possible but more challenging and rates are where you would expect them..50-65%LTV will be common for higher plex units, a common workarounds is if they have a US based family member or business partner with an LLC..Some investors or lenders have specific countries of origin that are restricted or even prohibited, check with your mortgage professional. 

The CMA is right on the sale price - My payments to the seller includes a 25 year amoritization rate, so my monthly "mortgage" to the seller(300k with interest) is greater than their current mortgage. (200k with the same interest rate)- Going the regular financing route (25% down) is not desirable since I would need to dip into my primary residence HELOC for the downpayment.