At a 500-700k budget, I'd look at a 2-4 unit property in places like East Nashville, Colorado Springs, Raleigh-Durham, Richmond, VA, maybe Salt Lake City (though that budget might not cut it there).

Who is responsible for cleaning the construction site and keeping public walk ways free and clear of construction debris since you are in CA without the ability to monitor the site?

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

If I were to go this route I would clearly identify each of these risks individually, understand how the Govt would potentially challenge each of them and then assess in your particular fact pattern how you would effectively rebut a challenge to each. 

That said, I'm considering selling the property to cut my losses before they happen.

What if it is your unit causing the water leak and there is mold and it's a $100,000 remediation that requires living elsewhere for 2 weeks while it is cleared. 

Again, they're ok, everything is a la carte, but at the end of the day you have to be ok cutting services and planning on using exactly what they have forever. 

Most wholesaling firms will make an agent put their commission on top of the deal so why would your investor do that when they could cut you out of the deal.

After utilizing the Do Not Call Registry for phone numbers, my list is cut in half, to about 3,000.

The one that you see a clear path to growing.