At that point buy a SFR & you'll just have to pony up the 25% down payment for the next non owner occupied rental.

@Bruce Mackay Then what you need is a LOI (letter of intent) or MOU (memorandum of understanding) that spells out the material terms which are not subject to re-negotiation later but which letter/memo is non-binding until a final agreement is signed. 

This is a real estate discussion board, and I believe members are free to share whatever experiences they have, particularly in direct answer to OP's inquiry. 

Unfortunately, California is a particularly difficult state for other solutions.

I own an non performing note in Texas and received notice for collection of the delinquent taxes. 

I'm about to make an offer on my first larger multifamily (20 unit apartment complex) and the non-disclosure I was asked to sign in order to view the financials has a bullet point that says I'm "acting as an Investor only and therefore am not entitled to commission."

The partiers were not residents, it turned out one adult tenant had been marketing "pool parties" to non-residents at $5 a head.We have a "no parties" clause in our rental agreement, and also do not allow residents to run businesses on the property. 

From your insight and the meetings you attended, would there be a particular area you would recommend looking into?

Determine the right mix of real estate product type/types to develop on a particular site.

The bank can either accept your low offer or you can walk away  No normal (non investor) buyer will touch this house.