Under no circumstances would I wait 11 days and still not have this figured out.

I feel, given the circumstances in SoCal, buying out of state seems lucrative.I like your strategy of purchasing in class A and B neighborhoods.

There is, however, if properly managed, a distinction between building reserves and funding depreciation.Oh, and when you sell the property, unused reserves become ordinary income, and you pay the hit. 

Tenant agrees to comply with all duties required by Wyoming Statute §1-21-1204: maintain the Premises in clean and safe condition and not unreasonably burden any common area; dispose of all garbage and other waste; maintain all plumbing fixtures in a condition as sanitary as the fixtures permit; use all electrical, plumbing, sanitary, heating, and other facilities and appliances in a reasonable manner; prevent water pipes from freezing by turning off outside spigots, disconnecting hoses, and keeping the rental heated to at least 50 degrees; replace lightbulbs, air filters, water filters, and other consumables as needed; test smoke detectors every six months and replace batteries as needed; immediately notify Agent in writing of any defects or dangerous conditions Tenant becomes aware of; replace broken or cracked glass, no matter the circumstance of breakage, unless the Tenant provides Agent with a police report detailing breakage beyond the control of Tenant; pay to repair anything damaged by the Tenant, his guests or invitees, whether through intentional act or negligence; upon termination, remove all personal property and garbage either owned or placed on the Premises by Tenant and clean the Premises to the condition at the beginning of the AgreementCreate a policy and stick to it.

I would absolutely under no circumstance do anything you listed here.

In normal circumstances, your suggestion about avoiding a MTM lease makes perfect sense, and it's a strategy we plan to adopt in the future.

In my case, though I was initially very worried and cautious, the remaining family member turned out to be a great tenant.Month to month is not a bad spot to be in, given the circumstances.

Gotta be a setting for that. ok... so the next question is would the liability under those circumstances run to the title co?

Or can you do a subject to deal under any circumstances? 

People who don't live down here couple these together but there is a lot of history and they have distinct names, so it's good to know the differences when investing down here.