In markets like Orlando, where I am and where it sounds like you want to be, there are several very large wholesalers and hundreds of one-offs vying for the few deals out there and when they aren't turing 5-10 properties a month because the market dictates higher prices, it drives investors into more affordable markets.

Your market really dictates that, but in my opinion I would add a slight premium knowing they will only stay short term. 

The success of this business will dictate how much longer we'll live in our city.

I guess I'd probably study an out of state market very thoroughly as well as my own region, and then wait for the right deal to come along to dictate my first move.

@Robyn Joy I have no idea what California law dictates, but it is pretty common in a roommate situation that when one moves out, that the deposit stay with the landlord and the deposit situation be worked out amongst the roommates.  

In Chicago, we choose the supporting market of self storage - even then it is dictated by specific locations based upon supply and demand.  

I wrote out a detailed business plan that dictates exactly how I will do my deals.

But as for the "blacklist" how can the banks(making us double close), government, or WHOEVER dictate such a thing, when what we do as RE investors is PERFECTLY LEGAL?

If you're unwilling to drop $300 on plane ticket to go see your property, you shouldn't buy it.Let your amazing property manager dictate where you invest.

Modified contracts: if GC could dictate his contract terms, you need to write your terms also, take his contract, strike out what you dont like, write what your terms are.Vetting your contractor via BBB does not work!