thanks for helping justify my decision to stay with Stessa.  

It is surprisingly easy to manage out of state and if you want more tips on how, check out Bigger Pockets book "30 Day Stay" on Mid Term Rentals. 

It's gotta grab people, draw them in, stop them in there searching tracks.

What I've realized is that a lot of these companies that do pay for housing stay in the larger apartment complexes because the companies pay for it.

If you close to the university, I might give them a call and see if they have a database that they use for places for visiting professors, etc can stay.

I’ll stay tuned to see what comes about about of your question though. 

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

What tools or strategies are you using to stay ahead of the game?

Draw out $3000 and apply it to the 1st mortgage in place of the scheduled payment.

Look into Baselane it’s designed specifically for real estate investors, You get automated rent collection, expense tracking, it makes it easier to manage properties, stay organized, and keep up with your finances.