The compliance costs are more than just paying professional managers and may mean more larger, institutionalized ownership (with resources for a law firm to constantly fight and full time professional managers able to keep up with all the rules)... 

This can be a fight.

If I wanted to buy a house in the San Diego area that would make sense numbers wise, I'd be living way further from base, out in the suburbs (not cool for a mid 20s single guy), and would be fighting traffic all the time. 

SFR — advantages, generally better appreciation, tenants do not fight, fewer things to “referee,” tenants take more responsibility generally when they have control of the whole property.

Plus it's probably not worth your time/expense to fight it anyway since you are out of state.Anyway, just my opinion. 

My suggestion is run it by attorney including the above clause to see if it is something you can begin to implement in future leases, to at least give you something to fight with. 

If you have decided to avoid a fight to inforce your rights, based on my opinion that the tenant is lying, your best option is to non renew at the end of her lease and in the future only offer M2M leases to applicants.

renter keeps complaining that repairs are not taking care of. yet won't accept calls from the repair guys and he picks fights with everyone repeatedly so the repairs don't get done. 

I get calls like this all the time from renters.....and they always want to fight me that it is a SCAM.   

- but I am beginning to get the impression they are going to fight tooth and nail on getting back into the house once rehabbed.