But since you are in California, a land trust might be a better route.

ect ect TALK to you county commissioner and/or one of the zoning heads about your intents (talk them to lunch, visit their office, give them flowers lol, just anything to get the county on your side)2.

When/how does your team decide on doing a physical site visit vs. a virtual site visit? 

California have Mello Roos. 

Like @Tyler Tapley mentioned turnkey can be risky, it's a marketing term nowadays so I would definitely dig deeper into who it is you're investing with and what type of areas they will put you in, I would go as far to say go out and visit them before investing so you can get a better feel of who they are, where it is they invest and the types of renovations they do. 

For collections in Southern California, try Sutton Law Center or California Judgment Enforcement.

I'm David Turner from California, passionate about real estate investing since the 1990s.Outside of real estate, I'm a litigation partner in a law firm, and I enjoy commodities futures trading.Excited to learn and connect with you all!

I'm hoping to lock down my first investment property in CA before the new year, God willing!

Experience with Multi-State Taxation -  Do they have experience handling income from out-of-state properties and navigating California’s specific tax requirements for LLC members?

People that specifically visit a website (realtor.com, Zillow, etc.) are more likely to be serious shoppers.