Who can help me if I want to buy an off-market distressed property ‘subject-to’ the current mortgage?

The details: I own 4 rental homes that are fully rented and together they cash flow $840 a month (2 are on 15 year mortgages so don't cover themselves but the other rentals cover it and then some) and I have a loan with my boyfriend for our primary residence which we also house hack with 3 renters, each paying $575 a month. 

With the Checkbook SD401(k) you could have complete control and not be subject to the CA FTB tax.

(Unless the "Bad Boy" clause is violated, but that's a whole subject to discuss on a different post).

I find with every tenant exit good/bad/indifferent, I add something to my addendum to cover me.

I don't see how this could possibly work for a one off investor If there is any equity at all the regulars are going to beat you up.. if I was of a mind to do this is would be looking at the surrounding counties that the big boys don't cover. 

If you can only cover the down payment I suggest waiting till you can cover all the costs, you don't want to be in a situation when a major repair hits and you have no money 

Always better to cover your butt just in case.https://www.irs.gov/pub/irs-pdf/fw9.pdf

Can I ask the section 8 individual to cover cost which I will reimburse once payment comes in or am i at the mercy of the government?

If he got a job somewhere else, we would move, but I'm concerned that we wouldn't be able to rent out a house in OC for enough to cover the mortgage + savings for cost of repairs- not to mention cash flow.