"Established nieghborhood close to parks and amenities, trader joes, lowes, blah bblah, 6 miles to downtown,, etc etc, large backyard for cook outs and bbq.

The word "Greed" comes to mind.I am a successful professional property manager and I don't charge my clients any of these greedy fees, yet there are a lot of property management companies, brokerages, that do. 

Why get greedy and go for a lease renewal, but rather use it as a hook to keep your folks happy and coming back.

This needs more coverage to combat the stereotype that landlords are all greedy and need government regulation!

Most have investment trader licenses as well.

I call this, The Plain Vanilla Business Advantage, e.g. business number/email/website/FAQs/etc...Then, YOU play the "Property Manager" role and YOU are just and employee, NOT the greedy landlord and sole decision maker...Also, I recommend doing a little something I call "Self-Service Management" ...basically, I groom my tenants to have an ownership mentality and I provide them with the tools and resources to resolve things on their own because I'm a long-distance self-managing landlord, therefore, I have to be proactive vs reactive. 

I have access to willing and ready real estate buyers but a lot of sellers in my area are typically greedy or uneducated which makes business harder than it has to be.

The other buyer being greedy is what lost them the deal.

Unless you change your state of residence then the state of California will still put their greedy palms all over it.

Don't get greedy with your interest rate and qualify your buyer.