Now I am taking on a 16-unit apartment complex that is 60 miles away.To be clear, I will NOT consider pure self-management. 

@Jordan Hunter, it purely depends on: how much EQUITY do you now have in your home?

The pure cash flow play is not in every market in California.

I was really concerned about managing my own property in the beginning because the last PMC (DASA) really put me off even contacting my tenants - I believe it was done purposely and purely so their pockets could be lined with my cash. 

Are you purely buy and hold?

We found deals through pure determination.

Anything over that is pure profit.

If you want purely cash flow to support your life right now then you might prefer fully occupied properties.

You don't treat the rental operation purely as a business because you live there, eat there, sleep there, have social guests over, spend personal funds furnishing/decorating it, use the same space your tenants do for carrying out the activities of your daily life, etc.

There are VERY few "pure" breeds of anything anymore just like as humans we're all a mixture of everything.