5k a I don’t mind if it takes a few years, and I’m willing to be as actively involved as needed to achieve my goals.

You're learning about the eviction process, tenant screening (never "word of mouth" again), the power of a lease WHEN not IF a neutral third party needs to be involved, tenant/landlord laws, and managing tenants who don't care about your business the way you do. 

Simplified ManagementFor those managing multiple properties, AB 2622 streamlines operations by expanding your hiring pool and removing the red tape often associated with minor repairs.Why It Matters for TenantsTenants also benefit from AB 2622:Faster Maintenance: Minor issues like plumbing or lighting can now be resolved promptly.Fairer Move-Out Costs: Affordable repairs mean tenants aren’t hit with inflated charges for damage beyond normal wear and tear.Things to Keep in MindWhile AB 2622 makes maintenance easier, landlords should still vet unlicensed workers carefully, ensure proper insurance coverage, and remember that jobs requiring permits must involve licensed contractors.AB 2622: A Win-Win for California’s Rental MarketAB 2622 strikes a balance between flexibility and accountability, making it easier for landlords to maintain high-quality rentals while fostering better tenant relationships.

That said, you could go to the mayor and police chief and ask what steps were taken with the involved officers.

The older I get the more deeply I feel connected to this idea of only being involved in Win-Win situations. 

While I haven't done new construction as an investor, I've been involved with them on the design and construction side. $15-$20,000 seems like a very small profit on a $500,000 house.

WaMu was directly involved.

If I have a JV with other investors and we need to pursue legal actions, I always involve the other investors when interviewing attorneys.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Another one I wish I had taken earlier was to get involved with a boutique or specialized commercial broker.