Lease should also state that the tenant be in compliant with HOA rules and be provided that document as well to have on hand of the HOA bylaws, rules and regulations, so that if they do have an HOA violation, they be charged that fee and correct the violation [when it's their fault].

Yes, I was trying to avoid the use of PM and that was why I was seeking some guidance and to see if it was even possible from people with more experience.

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A lot of people in California have been looking at investing out of state in more landlord-friendly markets where they don't have rent control and it's easier to evict non-paying tenants. 

Rochester is great for investment and the prices are decent to get a duplex (4 bed, 2 bath min total).One concern though, when people who are not contractors say they are good at home improvements, they aren't usually as good as they think and their value isn't higher, it's actually lower because of unpermitted renovations or personal cosmetic choices.

If I were them, I'd focus on the business at hand.

FYI - A handful of sellers require buyers to board their new note with a servicing company.

Attend local REI networking groups and meetups and connect with people in the industry. 

Generally I see a lot of people here wanting to do 100% financing and that temd to be very rare and hard to do. 

I want to go over all the info I have and see if people have suggestions on what else might be available or what I can do to make better decisions.