Try asking local RE group or on Facebook classifieds locally if anyone or the community has recommendations for agents that have a great track record.

Very few investors invest with people that don’t have a track record of successful investments.

Is the record owner you are buying from the same person who completed the "certificate"? 

@Bill Hampton I am not trying to avoid taxes, but I am certain that California will charge fees for stuff like maintaining registration for an LLC or storing records for the entities and those fees might be different for different types of entities.

After analyzing many many deals, I realized that the 3 bed 2 bath combo in our area was the best purchase price/rental income combo.I put my attorney research skills to work by doing some digging online and in the public records and found out that the owners of the property were the children of a couple that recently passed away. 

You can also use oil delivery records, sales tax records etc to verify traffic.

The goal is to build relationships, gain experience, and build a track record and reputation. 

Google is your buddy check they different out fits track record 

If you wish to start with a fresh lease with new terms, you could do that too.Keep good records.

Pets were not mentioned, but things like subletting, recording the contract, and doing anything that would cause a suit to be filed on the property were mentioned.