My real underlying reason, as most would guess, is so that I can have the mortgage payment in-hand before the end of the month. 

Most people suggest you take matters into your own hands and file a protest online to get your home's tax assessed value lowered. 

But on the other hand, if the schools are terrible, and they are, where is the qualified workforce that will continue to grow our economy supposed to come from?

Houston, on the other hand is one of the fastest growing big cities in the country.

Does anyone want to take me on a field trip here in San Diego so I can see first hand operations?

As stated previously, there are a few reputable turnkey companies here in Memphis as well as a handful of successful wholesalers and investor friendly realtors.

Invest to make money not because you can be hands off.

It's a good way to see first hand how transactions work.

My capital is $480K cash on hand, I want to be totally involved with every aspect of the transaction. 

When i am uncertain about a new property and the rents it will fetch, i put out a craigslist ad with the address and whatever pictures i can get my hands on and market it for the rents i want. you should know by the response in a couple of days if the rent is too high or low.