I dont want to do that because some of the folks that ping me I am interested in helping out especially on deals that are not buy and hold how to be a landlord related..

Hi landlord gurus, I appreciate the advice you may have. 

Quote from @Reyna Ayala: Hi first time landlord to a duplex in new city.

and the only question in my mind is if the landlords will be able to re-rent quickly or if there will be some kind of a 'black swan' event when rentals in DC become completely unaffordable/unattractive.

big question is what kind lawyer is going to work for less than 200k and only do basic landlord stuff ?? 

There might be larger buildings available but I don’t follow that market too much through the MLS, only some NH Landlord Facebook groups which are both owner friendly and agent friendly.

Get the roommate and see if you like being a landlord.

Best of luck,Travis Hey Kevin,Since I definitely want to look out for your best interest, I repeat that investing out of state is the best option when you currently live in the very landlord Unfriendly state of CA.In addition, I never wanted a quad to live in as I just never liked the idea of living next to - above or below others.  

Everything seemed great until the HOA implemented a cap on rental properties due to complaints about absentee landlord's.

We recently put the house under an LLC but are not sure if the lease should reflect the LLC as the landlord or keep our names.