To give you an idea of how we approach it, we assume the worst-case scenario right from the start is 9-12 months of no rent, $5,000 in legal fees, and an additional $5,000 in expenses to deal with moving their stuff, putting it in storage, and dealing with health code violations or NOV's from the city during the process. 

My personal opinion: he's not the only one "doing it right" but he's definitely on the very short list of those that are.Just my .02note: I don't participate in his deals.

I've know him personally for years, had the opportunity to consult with him on both sides of the business and have to say he's the real deal. 

The northland MAREI meeting and the main monthly meeting at MAREI have a minimal fee, or for $99 a year you can attend all of them for no extra charge - northland is in person, the main meeting is still online, both are great ways to connect and learn. 

I personally do recommend Columbus Ohio for many reasons.

They prioritize personal development.

Send a notice: The landlord can post a notice in a visible place and send a notice by mail to the tenant's last known addressRemove belongings: The landlord can remove the tenant's belongings and store themRecover costs: The landlord can recover the costs of moving and storage from the tenantSell belongings: If the tenant doesn't claim their belongings, the landlord can sell them at a public sale(End)Please only communicate with the tenants - all of them - in written form only so it can be used in any collection/court engagement. 

What I was getting at is that even investing "out of state", let alone out of the country, is more difficult when you don't have any personal connections and even more difficult with your first property.

I personally would revisit your strategy of buying a negative cash flow property in SoCal, right now.

Although the journey has been worth it, I've sacrificed quite a bit from a personal lifestyle perspective, relationships, etc.