Why would you even wait two months if you don't know them AND they did not pay rent?

OK, your expenses are $1400 a month and you're netting $100 a month, or $1200 a year.  

The Motivated seller house is valued at 254,000 I offer to  am offering  to purchase the house at 75% of the appraised value which is $190, 500 and  pay closing cost of $ 7620 which is 3%.

California is an expensive market.

I'm looking for alternatives as they've been increasing the price and I'm paying close to 70 bucks a month on the software. 

This is quite expensive but hoping to refinance in perhaps a year .

I wish I could buy 2-3 more deals but have someone pay the 20% down I don't have.

Is it possible for a private investor[non hard money lenders] to pay down your loan and secure a lien and for you to pay them back, and if so where do you find investors that would? 

Once you get an order in your favor you pay a fee for the constable to enforce it as soon as the 30 days are up.

And when such a request is accepted, the tenant may be able to move out without paying penalties.