Look at their rental history, the conditions of their previous residence, and ensure they have a good track record with past landlords.

Previously I had one property and one bank account but now I have three- one just finished a rehab and the third the rehab is underway.Two use a PM but the third is rent by the room an a PM won’t take it.So- now I need to organize my expenses and have looked at avail, rentredi, apartments.com, Rentastic and baselane.

But as the previous comments have stated, this is nearly impossible in the greater LA area, and almost impossible to cash flow anyways.

Hi James, welcome back and congrats on your previous flip!

Think growing college towns with steady tenant pools or suburbs experiencing revitalization. 

You can still buy plenty of things in nice college towns that make money. 

Reframed entire first floor to due previous fire.

Novice investor  previously only used cash.

Perhaps if you were right next to the college, or a hospital.

This is assuming you haven't already done this during college (summer job or working part time)I would go where I can get a job in a commercial real estate firm.