I'd be very suspect about owner financing in the Riverside area. I just think it is rife with all sorts of con games. Even in our area of Santa Rosa we've been seeing the vultures come in, talk a family facing foreclosure into deeding over the property to them only to find out they quickly rented out the property, didn't really "record" the deed, collect first,last, "option money" to some unwitting first timer on a "lease-option" at a super price, not make one payment, and then try to do a short-sale while all the time stalling the Notice of Default to keep getting rent!!
Or just trying to sell a property with an All-inclusive-deed-of-trust or "Contract of Sale" just to generate "cash" in the form of higher than normal payments with the enticement of homeownership. I'd be VERY CAREFUL!! Every market has the vulture which knows how to lure its prey into their trap.