There are no laws restricting mark-to-market rents. 

I'm looking forward to connecting with other local owners in these markets.

Is anyone using the 203k or HomeStyle loan locally to help homebuyers?

I'm with @Huong Luu but would add join a local REIA and find some PMLs they are always hanging out at meetings.

One didn't make your list.1) I see people all the time raising money for real estate deals but they call it a partnership either because they are ignorant of the law or they are trying to avoid paying for all the legal work. 

Definitely want to do things right, sorry if it seemed like I was trying to skirt around the law 👍🏻

You can use the ones connected to the internet, or z=wave technology or local units. 

The manager doesn't determine what they do and don't like, they 'manage' the HOA to comply with the law and guidance from the Board.

I think you need to find a good local agent, network with investors(local meet ups, FB groups, etc) and learn more to dial in the gameplan. 

We have continued to work with Teresa Fernandez the local go to real estate agent in Coalinga CA.