When you start working with unqualified people to buy you're getting into risky areas.

The risk is low since they are an experienced group who open franchises all over and with personal guarantees.I think it's a great opportunity but I know it will trade for good money done the financials, but I wouldn't be able to put a big down payment.

Cash for keys in the Bay Area can be VERY expensive.....and with the ever extending eviction moratoriums that is even more of a risk. I

Might seem a little risky to some but you are a young guy and probably don't have to many liabilities at the moment and RE itself is fairly forgiving. 

Risky because you usually can't see the inside of the properties. 

And If I go with the initial plan to keep as a long term rental while still in the current owners name is this too risky? 

Appreciation will likely be there and I can afford to sit on it but is that too risky?

@Charles Carillo I haven’t personally done any no money down strategy and do find it a bit too risky for my taste but curious why do you call it a recipe for disaster when a lot of people you read about have done it so successfully?

They are kinda selling the company, partially to hosts, trying to minimize their risk. I

The thought by the agent and/or the underwriter is the defect might never ripen into an actual claim therefore the assumed risk is minimal.