2 are not cashflowing with the required expenses for vacancy at 10%, repairs at 10% and capital expenditures at 5%.

. - Who ever told you that only 30 days notice is required does not know CA law.  

My current solution of using Baselane is by far the most cost effective and easiest, but it still requires that I spend time bookkeeping.

Is the sum of the cash flow and appreciation higher than your required return?

Avoid PMI and then go to a local credit union and get a heloc after closing to gift the money back.Have this as a tool in your tool belt but pursue use of the 3.5% FHA, knowing that you will be at a competitive disadvantage if you are competing with non FHA buyers, then you can call in the favor from your gift person.Just know that if someone gifts you down payment money, your bank will require them to sign a letter stating that it is in fact a gift that doesn’t need to be paid back.

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

Our standard email with the bid states, please contact us to discuss & redline to your budget.The only thing we will require are health & safety repairs, to avoid a lawsuit.

Just make sure you have all the required permits, including alcohol.

I would prefer an individual PM (not associated with any company) to manage my 3 doors in FL..

This requires an income that allows you to maintain your standard of living throughout your life.