I'm not aware of any other place in North America where appreciation is tax-advantaged like it is in California, and I routinely read out-of-state horror stories about "30% appreciation = tax bill went up 30%."

they must be accredited though.. there is that caveat . but that is changing with the jobs act.. but like realty shares ( Nav Athwal owner) I was his very first loan when crowdfunding was justs a twinkle in the investors eyes he has grown that to a monster company and 8 to 10% is routine for him to pay to his investors.. all auto mated and like clock work.. so that's kind of the competition when it comes to raising money and doing deals.. 10% for the risk of SFR rentals is just not that appetizing to most investors.. or they just do it themselves.

For example, ways to respond to any potential emergencies, how to handle work orders or routine maintenance issues, and all your record keeping and vendor info and contractor relationships intact.

Someone from Memphis Invest made sure I was getting routine updates about the property, checking that I had my mortgage paperwork moving along, and confirming that I had inspections done.  

We have plans to turn it into an external set of routines that can be used via Octave, but it's working well enough for us at the moment and we have not had the time to refactor the existing code.

However we can hit our 10 to 15% of gross  Net profits pretty routinely in the foreclosure end its a crap shoot as you say and just a TON of work chasing them all down..

So there are MUCH more knowledgable people on the REI side of Fresno, but I've lived here for a while and drive through many of these neighborhoods routinely for work.  

If you can find a lender that understands what you are doing and that routinely works with investors, you could include them in your future planning for deals and positioning of your assets.

I have lots of properties in Tulsa suburbs and routinely get 1.0-1.2%. 

Condensation in the window means the seal of the window has failed, has nothing to do with the tenant, if there are no visible cracks or breaks. some windows just fail over time, i have seen that a lot being a Contractor. if the A/C was not serviced routinely than that is not the tenants fault, it's up to the landlord to maintain the unit, assuming you are talking about a whole house hvac unit ?