So I would be happy to speak to this with no sales motive involved. 

For the duplex, would you consider it to be in a high quality (A), medium (B), or low (C) neighborhood?

Depending on local regulations, you can mix up STR/MTR/LTR. 2) Get systems in place in those exact cities; 2 PMs preferably via NARPM, 2 high quality inspectors, and rotating book of handyman, 1 lawyer, and a credit union contact for leverage along with investor friendly nationwide lenders.

Limited labor and resources : Unlike the catastrophic fires in Lahaina Hawaii there are significant resources in Los Angeles to contribute to recover, but quality contractors, tradesman, plumbers, electricians and laborers have long been in short supply.

I’m more a fan of Boone rather than Asheville (in NC speak) - the smaller, more authentic mountain experience rather than the touristy mountain regions.

I have non-english speaking tenants, and they registered the tenant portal to pay by ACH (so no fee).

Depending on the value at the time of death and your basis you may need to file a gift tax return.I would speak with a CA attorney to determine the best type of deed to file and a tax professional to gather more information.

Which 2 are looking into it as we speak.

We charge 10% and we pride ourselves on quality service.

They can't assess all the subjective data like overall layout, view from the living room window, the dogs next door that bark all day, the width of doorways, size of individual rooms, quality of kitchen cabinets and appliances, etc.The best thing to do is study your market regularly.