Just because it is an standard sales does not mean a family trust is selling it because the person passed away. and you can find those leads on line look for obituary leads. 

Welcome to BP Nation Fred, great to have another local So CAL investor on the site.

.- There are possible exemptions with real estate licensing...I may be wrong, but this should be the site you can go to and find the exemptions/requirements for each state:http://mortgage.nationwidelicensingsystem.org/Pages/default.aspxIt's the NMLS site, National Mortgage Licensing System.And to answer your theory, unless you pass the title to the buyer and have an unsecured loan, it doesn't matter if it's 0% or 100% interest (to the Safe Act, Dodd Frank might limit interest rates, though it's tough to say that applies to personal property - I don't know).

Welcome to BP Nation Will.

Welcome to BP Nation Matt, glad you found us.

Someday - I hope to find a great PM to hand it over to, but for now - I just don't trust my local companies.

Requirement of telling potential buyers and sellers that you are licensed (sometimes it makes them not trust you).

Also, can I trust that the tenants share the backyard in relative peaceful manner?

Due diligence by the original lender would have to be non existent, maybe a lender who was family and trusted you would loan on blind faith, but I never would.Just my opinion.Rick

Allen, welcome to BP Nation.