Talk to a CPA who specializes (or at least is recommended by local RE investors. 

I have one crew that specializes in nothing but flooring one crew that just does remodeling work and one crew that does nothing but trim.

These two options may be better than heavy special assessments.  

Less potential buyers / renters (it takes a special kind of investor to buy in ghettos)So.. if everything goes right, it's a great low priced note for you to practice on and potentially make $$$.

This puts pressure to defer maintenance and leads to special assessments.Whatever you decide, you need to find a realtor that specializes in investment properties, is well connected, and knows the areas you're interested in inside and out. 

Are there any property mangers out there, or those who would recommend one, who have significant experience in managing properties with these tenants (or, who specialize in this space)?

LOLNow, some have said a net listing can be done in CA, with additional disclosures, but they still have to contend with restrictions as a Special Agent in self dealing......so it appears....LOLAnd here, all along, most thought James Bond was the only Special Agent!  

You can use a custodial account or if you wish to have more control special purpose LLC can be utilized to gain checkbook control and minimize custodian fees and eliminate their involvement in the investment. 

I do not think special education for RE agents on this is a requirement, but it is simply a niche for real estate agents didn't explore, they ask themselves where the money is?

The rationale is that you want people to know you specialize in that particular niche and want the website visitor to know that.