However you can still out perform other investment options with RE.  

This year, I finally made the leap and purchased a duplex and a SFH, all rented, all cash flowing beautifully, but have a question in regards to business structure and setup. 

In Sacramento county you can access the county clerk recorder website (http://www.ccr.saccounty.net/Pages/e-ROSI.aspx) You can perform search by party name and/or decade, year or date which includes Deed of Trust, Reconveyance, Grant Deed, Judgment, which are document titles against party name that also includes book numbers (19941221) and page (0045) Again property address is not published.But this search won't help you with probate leads unless decedant (likely) had proerty.

How do you plan to out perform the competition? 

Working with a HML requiring a non-refundable earnest money deposit…What due diligence do you perform before sending that deposit to minimize risk?

The wife and I are looking at performing the BRRRR strategy. 

It sounded like you've turned a corner on this unit's performance. 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – and they often select the first PMC they call!

I have an ADU on my property and we have been performing well. 

I'd also recommend checking out the Market Finder tool (biggerpockets.com/markets) for a quick way to compare markets and narrow your search to a few top-performing areas.