@Jordan Jones:I think that is a great approach and you are right low maintence tenants are defintely worth alot in my book, I feel that there is no right one answer because all circumstances are different and people have to do what is best for personal situation and that is why different feedback from different people is good.Good luck. 

So, don't.The above book is really good and includes all the forms you need in CA. 

You don't need all signatures on the same piece of paper.BTW, I saw that the Nolo California law book is on sale for Father's Day, if you're interested in getting it.  

I ordered the book. I

The NOLO book is my favorite, full of practical advice and it has the laws for every state, as well as some sample forms that can be customized.

Was the life insurance agent exam open book?I

A book I would recommend on this strategy is, "The Weekend Millionaire Real Estate Investor."

I used their CA landlord book as my manager bible, and used all their forms (included in the book).  I

You just need to learn how to screen tenants.I suggest you get this book.  I

But, this book is supposed to have info for all states, with all contracts, forms, applications, etc., and it's only around $20.