There are several ways to get into the property management space without risking a large outlay of capital, makes sense to keep your options open as to the approach you choose.

So, if I shopped around I could see who was charging what for the title work and choose a company based on cost.

The county has to notify any mortgage companies of the pending tax sale and if they choose to do nothing then when the tax deed is issued the mortgage is wiped out.Pretty much the only liens that would be senior to a tax lien is a IRS or State income tax lien.All other liens are wiped out when the higher priority tax Deed is issued.I also have a good working relationship with my county officials.

Even if they choose not to call the loan due the partner will still be legally responsible for the mortgage (assuming he or she was on the mortgage to start with. )

I may be jousting at windmills here but I was wondering if I need to choose paint that lowers permeability to lower vapor penetration into walls and reduce mold growth. 

Please seek legal advice if you choose to go this route.

When choosing a car do you make the primary decision factor by which is cheapest?

In my contract with my PM, I have the option to choose my own handyman or use his after he informs me of a problem.  

Personally, I find if I choose decent tenants, it often is more efficient to get them to move on and focus my resources on turning around the unit and focusing on the new tenant (positive energy) rather than chasing the old tenant for a relatively small amount of money that they may or may not have  (anger and negative energy) and paying the lawyer may eclipse the amount I'd collect...

There are a number of additional reasons one might choose to invest out of CA but in the end for me it comes down to the bottom line, I make more money investing out of state than I do in state.