I personally aproached the homeowner, offered cash to close and gave them help to move and up to $5,000 above the amount due for them to make the transition less painful. 

Hello, I am a 23 year college grad looking to transition from my 9-5 job into a life of financial freedom.

This class was in Massachusetts so I am calling the Mass.

Take advantage of first time homebuyer programs Mass Housing Finance Agency and Mass Housing Partnerships are better options than the FHA (FHA requires PMI). 

Rate increases and mass exodus are major risks of owning CA high price sector right now.

You might also look at a Mass Housing loan that offers 3% down. 

I self-manage, buy value-add properties, have 1 full-time handyman and just inherited an on-site PM from a 32 Unit property that we purchased in August, she is transitioning to do light maintenance and turns for all the properties and all PM duties.

Do you want suburban, transit oriented, downtown locations? 

The terms are typically worse than a personal loan which will impact your cash flow, but that is the "basic" option to transition from hard money to long term money.

The area between 15th and 22nd is very hot right now and transitioning fast but definitely varies street to street.