All in all, they offer multiple fixed rate loans, up to 30 year and ARM's, BUT at about 1% higher than today's rate...Every other lender i have spoke with wants at least 25% down, and at around 5.25-5.5%. 

I've been looking at REITs on an individual level, forgetting that there are companies like Vanguard out there offering funds with multiple REITs.

4) Should I involve a RE attorney or are the CA Realtor Assoc Board forms sufficient?

So, I'm looking to get some advice on an issue that I am currently dealing with involving my "new" landlord.

pert near every EM squabble I have been involved with both parties have to sign cancellation docs that the title co or lawyer sends out.. once those are back money is released that day or next.. if the parties cant agree money sits in escrow.. some board of realtor forms have mandatory non binding mediation clauses so if you cant agree you go to mediation which generally cost each side 1 to 1.5  thousand.. 

Spend a few days out there and talk to multiple of these TK providers! 

Premier is also good choice. 11k seems really high unless you have lots of decking that needs replacing or multiple layer to remove.

. ;-) What if it was priced at say 250, they dropped it 1% to 247,500 and then multiple offers it goes for over previous list?

It's completely feasible to achieve enormous levels of success investing out of state - but keep in mind that when you get involved in a deal that is not local you're losing some control, and your visibility & oversight of the deal is dramatically diminished.Unless you're buying a turn key or getting into a PPM or some other commercial investment vehicle with a group that is managed and regulated, you may want to consider keeping it local until you've gained the experience and knowledge, and developed the out of state relationships necessary to be successful from a distance. 

I know mistakes happen, but when the same thing has happened multiple times in a few weeks, something needs to be done.