You could try scrubbing your list for vacant/deceased mailing addresses before mailing and that would save you some money.

I came across one that was an Estate of a deceased but they're already working with an agent and have a pending offer. 

Seems like you'd face similar problem investing in Newport Beach itself right now, though I imagine your rentals are in other areas - likely close to your 45 minute border. ;-)

Seriously, there are very slim chances of making this happen (unless of course you inherit a good chunk of change from a deceased relative or something).  

Interesting discussion............your market is an international border away from mine, most people in your area speak French and yet the challenges are pretty much the same-how to get away from those fours, fives and sixes on the cap table!

Some might not let you own within 50 KM of the coast or border....like Mexico.  

Hi Terry, I live in Myrtle Beach, SC and am close to the border of Conway.

East Garfield is interesting as it borders one of the hottest areas in Chicago, The West Loop.

That is a bedroom community outside of Houston and while it is in Galveston County it straddles the SE border of Harris County. 

That means demand is questionable and bordering "market saturation" as @Ali Boone mentions.