So depending what future holds for California, and whether you target appreciation or cash flow, select your locations.

I keep wondering about insurance, vacancy rates, if tenant selection is a bigger/ different factor, terms of the tenancy and differences in opex and capex? 

There is a drop down with lots of options and if you select "no central heat/air" you can't get insurance from most companies.

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

When I first joined I was highly impressed with the vast knowledge I received.

Targeting, impressions, reach have been successful with Cost Per Results.

It's impressive and saves lots of time.  

I would do your due diligence, pick a few markets and start networking within those selected.

Buy right and have written screening criteria.  75% of landlording effectively is tenant selection.

Both impressive with their expectations and training of their staff as well as their ability to perform.