After 4 years we have made ZERO percent ROI, this has been a half-time extremely stressful job for us, even with a property manager, with constant repairs and bad tenants.

You need to be able to manage the property managers if you are going to be successful with out of state investing.

My current property manager has failed us in so many ways over the past couple of years that it's time to move on:1.

I am house hacking my 1st SFH rn and none of them have rental insurance but I do manage the utilities because I live with them so I ask them for their part of the bills/utilities...I will probably take my name off the utilities once I move out and make the primary tenant get the water/electric in their name...

I see from LA RSO guideline documents that "The rent level on a rental unit, after the family member or resident manager terminatesoccupancy, shall be restored to the rent level prior to the eviction, plus any automatic increasesthat are due.

However, challenges include tenant management, privacy, maintenance, vacancies, and financing.

having an incredible onsite manager, adding colorful flowers to perk up the curb appeal, paint the windo shutters to make them pop and renovate the interiors.

If you are not able to get it posted "by Property Owner" maybe try by "Management Company"

I have a $5M liability as the manager. 

Hey Jeff, I learned about the different neighborhoods in my area by speaking with experienced contractors, agents, investors, and property managers.