I figure I won't get the same levels of cashflow that I might out of state, but I like knowing my area and being able to check up on my places on a regular basis, and I figure that being in the wine country not too far from San Francisco there's a good chance appreciation will work in my favor. 

@Jim K.Haha wouldn’t say drunk but after work with a glass wine or two reading up the forum and search for topics of interest that’s usually what I do.

I remember when I moved into apartments when I was younger, sometimes I'd find a bottle of wine or chocolates or a cheese basket, and it always made the place feel a little warmer.

Nothing crazy...a card accompanied by a bottle of wine, treats/toys for their pets, chocolates, the like.

One couple on their anniversary spilled wine, leaving a huge stain on the carpet.

If you blow a .08 or above that's considered a DUI. how many of you people have had 2 glasses of wine then drove home?

So, smallest house on the nicest block has been a wining strategy for me.

Even when I was a resident manager, if I socialized in any way with a tenant - become a walking buddy, go have a glass of wine, etc., they always, without fail, wanted some special favor and I'd have to say no.  

I tried to make 5-10 properties in an entire popular wine country town work, could not, and have basically moved on from an entire city simply because with 35% property manager fees (the lowest you can find, and the town requires a PM), no rental will ever be profitable.

I'll blame it on the glass of cheap wine :-)