Or they've dealt with one of the 50% of realtors that sells 1 house or less per year.

You can overcome this by putting more down, which reduces you ROE and COC return, but if the appreciation is good enough you can make up for this with overall returns over time as rents increase and the property appreciates.

This could lead to a huge tax bill and penalties.Think carefully before you do this.

First thing, check with your county’s zoning office.

This is a basic application which gathers all the essentials.

This is an important point and I have been in similar situations when we have moved into new counties (I am a PM so manage in about 8 different counties). 

I am based in Ventura and have experience managing rentals and we work with all kinds of investors in addition to being an investor as well. 

This is my clause.

This pretty much wipes out any conventional lender. 

I agree with this.