I'm in the Reno, NV area and there are great opportunities here with the landlord-friendly laws, job growth, and above-average appreciation.

Read a text on real estate principles, law, and finance.  

You have no idea if they are following the law, AirBnB rules, paying taxes, etc.

I must abide by the law and trust that mandate enforcement occurs even though I don’t see signs of it.

You can use petscreening.com to handle this task for you and ensure you are compliant, but I still recommend you really understand the law so you can answer questions or assist with requests. 

I do not want to stretch into California due to the Landlord laws and taxes. 

Quote from @Katie Nolan: Here's the Oregon Landlord - Tenant Law: https://www.oregonlegislature.gov/bills_laws/ors/ors090.htmlHere's a handbook that may be easier to understand: https://oregonlawhelp.org/resources/landlord-tenant-law-oreg...If you're going to be successful, particularly in a heavily regulated state, then I recommend you study the law regularly.

You are required to close if the assignee doesn't.Saying attorneys are ignorant of the law is hubris in the extreme. 

@Paula Berry yes 48 laws of Power has numerous lessons that can be applied to REI.

You may also run afoul of local/state laws against people that contact people in foreclosure to buy their home.