Reach out to your network, the California Apartment Association, or local real estate investment groups for referrals.Be aware that insurance premiums in California may increase even more.

I honestly see them raising IR by end of year - prices are still increasing, especially for insurance premiums. 

We track most things manually, but use Apartments.com for the units currently occupied (adding more units in our portfolio will incur the Apartments.com premium cost, so I want to explore my options if software is no longer free). 

On the KS side, Overland Park and Olathe are premium areas, but harder to come by.

Also the AC unit was stolen before tenant moved in (thieves climbed a fence) so I'm out $4700 (labor and unit) - didn't file an insurance claim because my premium would go up.

For what it's worth, some ideas I've seen pitched are grocery bundles (e.g. a breakfast bundle for 2-4 people with eggs, bacon, bagels, cream cheese, and OJ all pre-stocked in the fridge), meal kits, a pre-stocked drink fridge, charcuterie boards, premium coffee selection, bike/e-bike/scooter/kayak/canoe rentals, video game consoles, upgraded work-from-home office amenities (e.g. oversized computer monitor), etc.I'm not a lawyer, but cocktail kits, bottles of wine, local craft beer, and other alcoholic items seem like they would fall into a grey area from liability perspective. 

If so, and if your HOA allows, you could market this as a mid-term furnished rental and charge a premium for rent.

South of the RR Tracks and east of the Parkway are not going to get the premium prices that you're seeing along Bloomfield Ave. 

You will certainly pay a premium for turnkey, but if your long-term goals are appreciation and stable yet modest growth, it is certainly advisable.

Anything you find in these areas you're going to have to pay a very high premium for because all investors want to buy in this location.