This procedure, of initials, is so, in a court of law, any snarky ex-tenants can not claim that they are not at fault, due to the lease is too long, to read, as well as to remember.

I'm not worried about reserves to much since this will be my first property and everything is so cheap down there compared to Seattle.

That being said you must have found a great deal because in order to cash-flow here most people end up putting down nearly 40% and by that time the cash on cash is so low that its not even worth the deal. 

The main reason it is so expensive to live in California, and why lower income Californians cant build wealth, is glaringly simple - HOUSING, HOUSING, HOUSING.

There is so much data out there showing how much LESS sellers get when they don't use an agent.

There is so much meat on that deal that you could use hard money. 

You are correct that the self sufficiency rule is so important when buying a 3 unit.

My personal opinion- right now borrowing money is so cheap (interest rates are stupid low), that it makes the most sense to leverage my money as much as possible. 

I have a team and money ready to go, but it is so difficult to find deals.

Rutherford county is so easy to work with.