CA does possess its own added challenges a landlord may face that other states offer better protection against. 

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And to help people be comfortableinvesting with me, I offer the ability to cash out anytime, with a 90day request.

I have all the drive, passion, hunger, and work ethic in the world to offer.

Avoid the cash offer stuff, and saying quick closing in letters, use emotion, people really do respond well to it.

Most of the houses I have looked at are new construction since a good amount of the sellers are offering a buy down towards rate or closing costs which is very appealing for the first property. 

Has the potential to add a 3rd efficiency unit with a 90% finished 3rd floor.etc. etc.Here's the problem...The sellers of the property offered it to me for $200k if I could get financing.

Contact section 8 case worker /social services to see what programs the tenant can qualify. 

You will want to see what your competition is offering for amenities.

Biggest suggestion would be to make sure you are flexible, willing to work with multiple housing programs, and hire a good manager if you are not going to self manage the units.