I’ve been offering a $100 referral fee for existing tenants who refer a new tenant to any of my properties.

One thing I would add here is to check prior landlord references, not just from their current one.

Personal guarantees are EXTREMELY common.

Fast forward 2 years his landlord mentioned in passing he might sell the property; I was the first person on his mind.

He's efficient and personable and is very able to assist you with questions if needed.Hope to discuss this with you further,

Also, long term, I expect Sac will enact tougher restrictions on STR, given the intense housing crunch we're experience, so I personally don't expect that to a be a good long term strategy.

This is our boilerplate language:Insurance: Tenant should obtain a renters’ policy of insurance on their personal property.

@Lauren MerendinoI strongly believe that your chosen market should be somewhere that you can go to in person / have strong personal knowledge of / have family or a network in already.  

But I don't know your personal situation and all the financial details. 

Urban Development land swaps are often used as a strategy to: - Consolidate public land holdings - Acquire important natural or recreational areas - Facilitate development while ensuring community benefitsLand swaps can provide several benefits to communities: - Preservation of open spaces and environmentally sensitive areas - Creation of new public parks or recreational facilities - Protection of wildlife habitats and corridors - Improved land management efficiencyI searched for some Urban examples for reference: 1.