BUT I feel like I still have to have a ton of involvement especially with multiple rehabs etc, to dictate what expense is from what property and what the purchase was for etc. to be sure deductions and depreciation are correct.

Here's some hopefully, helpful cut & paste info:------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

But as the CEO, you must dictate the terms of the arrangement.

Brics has a sales pitch that's hard to deny "F-the US dictating how you exist" and to most countries in the world, that pitch sounds really nice.

I think higher values are inevitable but election, fed policy, inflation, etc. will dictate and what pace.

@Connor Thomas see our cut & paste knowledge below:------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

It will require Ca Fair Plan insurance which is not cheap but is likely cheaper than a free market would dictate.  

Your budget can not dictate the safety of the project and your relationship with the town and permitting.

The market dictates the value of your rental.

If they were long term I would let them break the lease and if the home was left in good condition then I would return the deposit - now this is just me but you have  alease that dictates specific terms that you can uphold them too or not.It would be ok to ask for the death certificate, and what you could say is its our policy to waive the fee for death but we need a record of it.