I am currently reading Never Split the Difference by Chriss Voss.With all this, I quickly realized that I was not investing with cash flow in mind, and self managing the properties was not at all scalable for long term growth. 

As for any scalable business, having a customizable, team-friendly customer relationship management system to track our business in a variety of different ways is essential.

It forces you to set-up your systems in a way that makes the investment more passive and your overall business more scalable.  

As investors, I feel like having phone numbers to cold call is essential to your marketing, and $10 per search is not scalable.

Below is a thread by others and how they organize their quickbooks to work with rentals...https://www.biggerpockets.com/forums/86/topics/194...I personally use quicken rental property manager, which should be scalable to 35 units ( I have 5 units).

A 1% rent-to-price ratio in a Texas market with 2-3.5% property taxes is not scalable in my opinion. 

I decided to get my license for 2 reasons, 1) all of the properties that I have to pass along to my realtor that I can't wholesale, I now can list them and get all the money from the commissions and 2) Florida is one of those states where wholesaling is a real gray area without a real estate license and I want to have a legit scalable business without having any potential legal ramifications, and getting your license in florida is pretty simple as you know.

I call it a niche because (A) not as many people are doing that and (B) it's not scalable since there's few cases where it makes economic sense relative to other strategies and (C) you need knowledge and contacts that are pretty specialized.And, no - the City doesn't have rent control and I'm not aware of anywhere in the County where there is. 

Now you have a semi-passive way forward that is scalable, could do thousands like this. 

Since you are a CA resident, I would also recommend checking out the Delaware Statutory Trust as an option for entity structuring - its a good model for CA residents as it avoid the franchise tax and is scalable if you purchase additional properties.Thanks,-Megan