@Ron S. even though CA law says 5 days and full payment needs to be made this can be waved by the bank.. they are not obligated to though as you so correctly point out.basically you need to do these deals outside of escrow you need to know how to do your own quick search and take the title risk.. then you get the seller to sign a grant deed over to you and you go record it.. then you get your funds wired or cashier check couriered to the trustee.that's how we did it.. not enough time to use title company.. that's why its so profitable if done right 98% of your competition simply can't do this  either lack of knowledge or lack of funds or both..

I am looking at using flipping and BRRRR methods for my own personal REI.

@Denise Thomas am I understanding you correctly that you want the mortgages under your LLC for liability protection? 

I think it is a good plan when starting out and low on cash.That being said all the above comments are correct.

Everyone is correct in stating you can't market something you don't own.

My problem with the 3rd (and easiest for the landlord) method is that could end up being quite a few people who don't have a chance of qualifying that end up paying a non-refundable background check etc fee. 

Nope, for the most part you have to look through all the listings like everyone else, but many search methods will let you filter for short sales, and agents can filter for short sales, probate, REOs etc.

Also I have on the contract pest control as needed which I never did not have one prior to renting only occasional water bugs and a small issue that was corrected immediately.

Right, I haven’t claimed depreciation thus far.My parents are still alive so I guess it would be considered a gift and if I’ve read correctly, their cost basis gets transferred to me except we have no idea what exactly that is.

I am assuming you think you own it free and clear correct..