I know the entire zipcode will have better and worse areas so which of the towns would you suggest?

It's a far superior product to sheet vinyl and peel and stick vinyl products for a multitude of reasons.1) With most brands, you can't install it over an unconditioned space, it has to be climate controlled.

As a landlord, you should vote No on Prop 33.Costa-Hawkins restricts most control laws that local cities and counties can impose. 

I cut costs,  maximized efficiencies, raised rents accordingly (that alone will increase my cash flow this year by about $1,000 per month); and streamlined landscaping/pest control/rehab work and on. 

To your point, yes the larger check writers want more of the upside, control and will also do a more thorough look at the sponsor to understand where the GP equity is coming from, who is guaranteeing the debt etc. etc. 

My advice for establishing a trusting wholesale relationship is to get properties under contract and controlled legally, after which you can start having a conversation about agreements.

You don't have much control of the money. 

Happy tenants are more likely to renew leases, reducing turnover costs and vacancies.Legal Compliance: Property managers ensure compliance with local, state, and federal laws, including regulations on rent control, fair housing, tenant rights, and eviction procedures.

Love it.big issue for me is you lose all control when you go into a syndication..

The state doesn’t have rent control laws, but landlords are prohibited from collecting more than one month’s rent for security deposits.