Mike, can you recommend me a good real estate attorney or title company that works with these type of transactions in the OC/LA area?

I'm trying to think down the road if I charged a tenant a late fee and they got the bug to sue me and after digging around they find that my transaction history is peppered with exceptions. 

If you flip the cost is very high compared to how long you have the property, but if you do a lot of transactions you should ask your title company for discounts. 

Hi @Jason Burr,Installment sale transactions often referred to as Seller Carried Back Notes or Seller Financing can be a very effective way to help the seller get out of their property and spread taxable gain over the term of the note (depreciation recapture would be taxable in the year of sale, capital gains would be deferred over the term of the note).However, you might get pushed back from the seller because it does trigger their taxable gain and they may not wish to do so.

My company could handle your transactions.  

Over here, at least, most rental homes are sold turnkey with all furniture and furnishings included but since they are personal property, they have no value as far as the real estate transaction is concerned.  

So you have to just plan ahead as best you can, be clear with all parties involved about the transaction and expectations, and work in good faith.Tenants will be responsible for all maintenance, care, and cleaning of the property so that everything is in good working order. 

I have offered to have the bank print out the relevant transactions on their letterhead and provide a notarized statement from me that I have been and will be making all payments but it seems like they just won't pick their head out of the sand.Frank Chin...that sounds ridiculous.  

Leads for what type of transaction? 

., organized or existing under the laws of a state or jurisdiction other than Virginia) may not transact business in Virginia until it obtains a certificate of authority or certificate of registration from the State Corporation Commission.