I have had to evict one guy for non payment of rent and evicting a woman on Tues for non payment of rent and disturbing the peace with her mental issues.

I'm thinking yield, years in operation, operator experience, asset class targeted, accredited/non-accredited opportunities, assets under management, etcLet me know what else you think is necessary to include!

Flat roofs, old roof age, old electrical, cast iron plumbing and non impact openings will mean much higher premiums. 

WHATEVER you or any other real estate investor does #1 - Never Ever Under-Estimate non-supportive parties:  HUD, REVERSE MORTGAGE LENDERS, FHA, YOUR OWN REALTOR, Financiers, INSURER'S, LOCAL LAW ENFORCEMENT EMPLOYEES - bribed Police Inspectors especially!  

I am not sure if I am top tier, they used to just have paid and non paid.  

Any property that is listed on a Realtor owned MLS, regardless if the agent is a Realtor themselves, will have to sign a buyer agency agreement if they want to be shown a property in the MLS.The DOJ is likely to also impose this rule on non-Realtor MLS systems as well, but we arnt quite there yet.

I would have paid another experienced local investor (an unbiased party not having anything to do with the sale of the home or selling me services) to do a thorough video tour of every inch of the house before submitting an offer. 

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

As in my case, working as a full service Property Manager, I'd imagine that would instill more confidence that a building will be taken care of, units will be leased, preventative maintenance will be done, etc.

Ironically when I first hired them their service was quite good.