I got the same rate that I would get on any direct booking since they could see the listed price online.

Check the in person events and meetups in your local area, our online community is full of knowledge and folks willing to share and still nothing replaces the opportunity to interact IRL, you never know who you will meet and where that can take you on your REI journey. 

Connecting with local real estate investor groups, attending meetups and conferences, either in person or online, can give you advice + support as well!

They make things way too difficult compared to a simpler, DSCR solution.The type of lender also plays a large role here. 

4) Due to all of the above, high chance they start playing games with other tenants, leading to bigger problems.5) What happens if you have to part ways?

Remote ownership will be my primary play as I want to keep living in SoCal. 

I'd look at when the next unit lease expires and you can either...Delay closing until it's expired and vacantGive them another offer that's less enticing to not deliver the unit vacantWhen it has to do with financing the playing field is pretty level, every buyer will be able to get more competitive with a vacant unit

You're developing plays at the collegiate level, but you haven't even played a pickup game with your buddies to see if you like the game or are any good at it.

You want to play?"

As mentioned no need to hire a private investigator just use an online service to do a background check.