Also you do realize that property taxes will make your eyes pop out of your head. 

I crammed my head with lots of information which shortcutted a lot of trial and error and reading.

I think @Jessie Chang hit the nail on the head when it comes to vetting out a potential turnkey provider.  

I simply think the depth of where your heading may have some enlightenment with the post discussion. 

Try Meet-up.com I'm headed to one tonight at Houston Texans Grille with Jet Lending.  

Encino is a cool area, if I were to move to the valley I'd head that way. 

I purchased my first property cash - it was great value for the property but was too low to do an immediate cash out (less than 30k) so Im waiting not only for 75% LTV refi after 6 months (per my lender) and in the mean time and sitting on the sidelines with other potential deals b/c I do not want to get in over my head, no matter how good the deals I have to pass up are.

I'm not trying to be a downer, but would hate for you to get in over your head especially on your first property.

I'm heading back that way in ten months or so and will be looking to do the same, just farther north.

I am attaching the following picture since your title is causing BP members to recite "pants on fire" in their head