Half Moon Bay is a good area - which includes Moss Beach, El Granada  - it pulls from the Bay Area population and out of town people.   

Basically it was the zip code my property is in, and going out 5 miles and there were still only 6 that came back and 2 of those show leased (vs. active or pending which I can't submit as a rental comp).

Which, in this case, is about 1200 miles away. 

You can't monitor what you can't see, and you can't see it if you are a thousand miles away!

About half are reasonable and half are not.  

You've defined the polar opposite of what it is to be a professional, proficient or even half-azz landlord.

With a household count of 250,000 to 300,000 in Memphis, that represents only 0.05% of the overall market (and maybe half of that when looking at single-family detached).To your other point, starting off with a 25% equity position is a decent position to be in with any market downturn. 

Or the garage was worth half of what I was paying, so I’ll pay 1/2 rent until I get it back.

I'd ask the escrow agent how many they have done and I'd find one that has done at least half a dozen and use them. 

My better half looked at my creation when we got home and named it "Lawnmower Mouse" for a reason.I hear you on the shades.