I can understand your concern. 

There was a lot of communication on this platform concerning that company but I can not remember their name.   

If it doesn’t, then talk to an estate attorney and tell them your main concern is bypassing probate.  

The one concern would be the class of neighborhood and financing limitations (much less options for financing)

However, concerns about tenant turnover should be considered.Good luck!

Is tenant churn and NOI improvement something property managers are held accountable for, or is that more of a company-level concern?

I understand your concern-policies like the Tenant Opportunity to Purchase Act (TOPA) don’t directly tackle the immediate issue of tenant quality.

Like you, I was concerned about potentially triggering a due-on-sale clause with the lender.However, I spoke with my lender, and while he confirmed that technically this could trigger a due-on-sale clause, he also mentioned that in practice, it’s very rare.

Now I'm more concerned about making a living and building cash and you can only do that through flipping, not rentals. 

Taking it one step further, the vast majority of my tenants don't work, so the commute time discussion is completely moot as far as my plan is concerned.