Many will live in 40 plus homes in the same 10 sq miles over the course of their life.

Of course my buyers are ALL owner occ's so different product and different buyer but probably more demanding than the investment buyer who is buying a basic rental house.

And of course, I should note that I'm not an attorney so don't take any legal advice from what I say.

I have an assumption specialist I push all of my assumption deals through, I wouldn't do it without them.

Of course, with all things, the answers to all these matters will depend on the circumstances.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

There has never been a standard commission of course (anti-trust laws), but now it is a very different time than it was the last few years!

Which of course also means people with access to low cost capital already. 

No, of course not - many red regions will outperform blue ones over the long-term.

But of course we are very particular so most would not qualify anyway..

I’ve heard attorneys who specialize in self directed retirement accounts say you can put the lease agreement together and even show the property to prospective tenants andof course you could manage it.