It probably helps that I currently have my mortgages through this bank as well because it has had the most competitive interest rates each time I have gone for a loan.

In SFR if prices rise supply drops, high interest rates makes cash flow for new investors go away and supply drops.

I contacted a title company to officially record the sale, but they are requiring 3 separate closings (and tons of extra fees) because there will be 3 liens/private mortgages recorded (one is the original mortgage that I want to reassign since the interest rate was very low; the second will be held by my son to my daughter for his portion of the equity in the home; and the third is the difference which will be between my daughter and my other LLC). 

Well you cant BRRRR at 7% interest rate in a market that pays 3% Cap Rate on rentals.  

@Scott AlvarezThere are 3 main parts to a seller financing deal: down payment, interest rate, and price (4th would be the term).

Also check the fire departments ISO rating.

You can always do a HELOC on you primary up to 90% LTV vs an investment property only up to 75% -80% where rates are also slightly steeper.

Calculate your gain after selling costs times 15% plus the California rate.

Crime rates per capita here are pretty exaggerated as a huge chunk of crimes are committed by folks from out of town. 

Also, insurance rates have been jumping higher recently.