I encountered the scene below on a cold, rainy New Years Eve morning at a listing in North Austin.

If that were not the case, I would more actively be acquiring more properties (we closed on a quad New Years Eve, but our acquisition rate has slowed) like the ones we have (mostly duplex to quad). 

But I walked on the Job Christmas eve and most subs  were working we were painting houses  siding them  framers going for it HVAC working etc.. 

For example we had 3 bookings for the New Years Eve timeframe.

We do weekly virtual meetups most days of the week: https://gualteramarelo.com/eve...I do live cold calling on Monday evenings

As a broker saw it on MLS New Year's Eve, no one else looking that day I can assure you!

I have only one property that has my investment still trapped in it (non value add purchase from New Year’s Eve close).In general, coastal so Cal requires a long term perspective to recognize the positive traits of the market.  

@Eve AtkinsThe great thing about Florida is that the state does not have a state income tax.This does give you more flexibility in choosing your accountant. 

Also how does one ensure this tenant does not cheat other landlords eve again ?

Look for bubbling paint and wood rot and double check the eves of the house.