Permitting is painfully slow, even with long cultivated relationships with the county.

When reaching out, it helps to offer value in return—think about tasks like checking on properties when they can't, delivering materials, finding reliable contractors, or even handling basic project management tasks.Building genuine relationships and showing you're willing to contribute will go a long way in earning their trust and gaining hands-on experience.

Hard money rates/terms so awful I don't see it as a viable option unless have some insane deal.

Focus on long-term guests, like corporate clients staying 30+ days, because it’s easier and brings steady income.

Does anyone have any referrals for property managers in the Los Angeles area who specialize/ have experience in mid term rentals? 

As long as the business portion of the land is at least equal to the amount of your sale  that would satisfy your exchange. 

You need to decide what you like in terms of communication and then determine what price you are willing to pay for that service.

If you're goal is a long term hold, you're almost certainly going to do well even with a market rate deal in any of those states.

Structured LearningReal estate tends to attract people who have shiny object syndrome.

I started off doing long distance BRRRRs until the rates went up.