I also see your point about avoiding bargain basement properties, especially insofar as tax shielding is easier with an asset of a reasonable size.Your point about barriers to entry is also interesting, since I suppose those barriers can be geography (natural boundaries of mountains/water), but you're probably referring to that which impedes future construction?

The state website can also be very informative. 

I can provide you with some CPA and lawyer references that support real estate investors.

Has anyone had any issues accessing Stessa website from Win 11? 

I've heard people refer to Santa Ana winds with the Bay Area but I wouldn't think it goes this far up north. 

Here is the podcast episode that I am referring to when asking this question. 

You could start with your agent or a local agent who supports investors and could have contacts to refer to you.Lastly, you could consider negotiating with a local PM to take on a hybrid approach to management.  

Keep adding to your notes and refer to them from time to time.

You reference taking out a HELOC and those are generally provided when the property is in your personal name, which I don't recommend for investment properties.Overall, it sounds as if you're tired of dealing with "long distance" ownership.

For future reference, what @Charles Carillo said is very good advice.