@John WoodrichThe way I look at the $25K escrow is, the seller has to deliver the unit in a manner that can sell.  

Side note, BofI has a competitive pricing matrix, so although they're a portfolio lender they have the technology platform to deliver low rates and flexible loan terms.

The critical provision is: The Jim Brooks Act would require landlords to submit copies of all rent-increase and eviction notices to the city within 48 hoursafter the notices are delivered to a tenant household.

I have amazing mentors without them I'd still be delivering pizzas and working at 7/11 lol. 

However, the ones I'm seeing are fully occupied and the owner doesn't want to deliver one unit vacant.

If my tenant gets mold, I deliver a humidistat ($9) so they can monitor humidity levels and do something about it.  

Seller to deliver property as a 4 unit building, with no more than 4 kitchens, 4 tenants, and 4 leases in effect."

This way I can set myself up to under promise and over deliver.  

The way I see it is, they are additional layer for you, the design company had previously worked with that contractor, and actually delivered, that has some value since there are too many shady contractor out there.

Is there any difference between the two in terms of 'ability to deliver' in your judgment based on your interactions with the two originators?