Most local places are offering a CA Fair Plan within a couple days, but the DIC plan is taking weeks.I got in contact with Kin Homeowners Insurance, which I never heard of.

My girlfriend and I have been looking at properties over the last couple of months due to life situations changing and having a decent chunk of change saved for a down payment.

Those sounds like great rentals and vacancy rates have been decent - our management team only has a handful of vacanies out of the 300+ we oversee, thankful for that.

You could offer cash for keys to get her out-NEVER hand over any money until they are out and you have the keys and signed paperwork that they are out of the property. 

He also said there are a couple counties in Texas (I forget the names), that ban out of staters from buying investment properties as well. 

The committees have never said they'll require a specific form of evidence to show that you've rented the place for at least a couple of nights.

I've asked a couple questions in the slack so far and have had almost immediate responses from very experienced members.  

They had said that they would take care of any foreclosure issues and that it would be fairly hands off.

Presumably, if you retire before you take Social Security, you will have a handful of low income years when you could then do Partial Roth conversions and convert those assets you presumably saved at a 22% or higher tax rate, and convert them in a lower income situation (12% or less). 

Couple this with the fact that values are appreciating (even in the interior neighborhoods) and it becomes a great opportunity all the way around.