Also does anyone use the premium subscription to populate leases? 

I also know that people are hesitant to buy property because of the aging population of Japan.

Similar to you, I wanted to find somewhere less expensive, still close to the Bay Area (drivable), but without the high property taxes, more favorable tenant/landlord laws, no state income tax, and consistent job/population growth. 

Criteria can include location, population growth, job diversity, amenities, desirability of bedrooms and bathrooms, size, and comparable rents in the neighborhood.

Having a property manager is the solution for dealing with matters that occur with problematic elements of our population, and in alleviating yourself from these kind of stressful encounters.  

I faced a similar problem and ended up creating custom designed Excel spreadsheets that auto-populate with each other.

I just took a course and was learning about market research, like looking at population per capita in an area and average income, among other things, and comparing those factors in one community where there may be a property you are interested it to another community.

Lots of companies building out here like Amazon, Honda, Google, Meta, etc. which drives population growth and job growth.

See the chart from Fair Isaac Company (FICO) below: FICO Score Pct of Population Default Probability 800 or more 13.00% 1.00% 750-799 27.00% 1.00% 700-749 18.00% 4.40% 650-699 15.00% 8.90% 600-649 12.00% 15.80% 550-599 8.00% 22.50% 500-549 5.00% 28.40% Less than 499 2.00% 41.00% Source: Fair Isaac CompanyAccording to this chart, investors should use corresponding vacancy+tenant-nonperformance factors of approximately 5% for Class A rentals, 10% for Class B and 20% for Class C.To address Class C payment challenges, many industry "experts" are now selling programs to newbie investors about how Section 8 tenants are the cure.

Most investors are looking for an area that Landlord laws are favorable, and  the economy is growing and the population is growing.