Did you write a check out to that title company for the EMD?

Screw up, get bailed out.

And @Michael Plaks is correct that setting up in GA didn't avoid the CA LLC fee. 

I've managed up to 400 rentals and never offered a concession.

Look them up online, call and interview several of them.

My Section 8 tenants kind of talk and write like this,  brings one pause as to the veracity of your claims.

To be honest, I´m in the Maintenance & Construction for corporate businesses for some US companies in Mexico and we do some Real Estate down here also, but it´s way much different than the US, so I have much to learn from a lot of people around here and as @Julio Gonzalez, I think this is pretty much the right pad and place to start and to break my fears to start all over again from scratchAlso, I´ld like to hear more from @Justin Brickman why he voted for his city, pros and cons, it will help to read from a local...As I said before, thank you all guys for taking the time to write in this post and share some experienceDo you plan to owner occupy. $40k will not get you a non owner occupied San Diego property unless you find some unlikely alternate financing.

Second: writing off the full cost of a new car is badly overhyped.

As-Is, doesn't mean "as-is" if you negotiate and write your contract appropriately.

Be sure to follow all formalities, such as sending via certified mail if required.Transfer Rent Payments: Notify tenants in writing that rent payments should be made to the new property management company moving forward.