Within LA county there's some emerging market areas and inland Southern Cali there's plenty more opp.  

Bad credit is simply the nature of the beast you're dealing with.Maintenance - you should get at least two reliable, professional maintenance people and pay him/her per call and remember you will need someone to be on-call for any after-hours emergencies at all of your units.

Hazardous Vegetation and Other Emergencies: Significant vegetation may be removed when the vegetation poses an immediate threat to life, safety or property, or the vegetation must be removed for other reasons of emergency (e.g., fallen over road or power line, blocked drainage way, or similar circumstance.I couldn't find anything specific about trees so you may need to look into that, but all the shrubs you should be good to take out! 

This is for tracking items and record keeping.Business hours are Monday-Friday 5:00 pm - 9:00 pm, Saturday-Sunday 8:00 am - 12:00 pmWe will respond during these hours of operation in a timely manner.Example Tenant notices toilet keeps runningTenant quickly notifies manager via email about issueManager makes note for tracking and record keeping purposesTenant refers to this document to call appropriate vendor and quickly arranges a time when tenant is present for vendor to fix issueAfter issue has been fixed by vendor, tenant pays vendor and keeps receiptTenant follows up with manager via email that issue has been fixed and attaches receiptIn the document I go over what are emergencies and what are not.

Not paying interest is a great thing.It sounds like your job is secure and you can bank cash regularly for your emergency fund.  

For Multi-family I like "Multi-family Millions" and "Emerging Real Estate Markets" by David Lindahl and "ABC's of Real Estate Investing" by Ken McElroy. 

If I were you, I'd call the non-emergency police number and tell the dispatcher your concerns.

You would regardless of conversation with renter HAVE to give them proper notice of non-renewal of their lease usually 60 notice period.. so before August 31st you'd have to let them know their lease is not being renewed and they are required to vacate by 10/31.If you don't do this they can stay and the lease more than likely would go auto renew month to month.You want a copy of the lease, application form, security deposit and interest should transfer over to you and prorated rent for the month you take ownership.give tenant written notice of ownership change, emergency contact numbers, day you take possession.

In my experience, hiring a property manager who is local to your property will save you money, cutting down on travel time, and being more accessible in case of emergencies.

I’d like to supplement my income with passive cash flow and continue to re-invest to give myself the opportunity to retire early.I currently have $20k saved up as cash, and $10k in an emergency fund that I could dip slightly into if required.