Indoor parking helps (like everywhere else in the upper Midwest) and I've noticed that there is a huge lack of pet-friendly housing, because the units I allow pets have the most applications, by far.

And I'm the decision maker - these are passive investors.  

This is where an UNDERWRITER (the ultimate decision maker) has approved the buyer's income and assets.  

Then, I would recommend that you interview each company representative (preferably the decision-maker and the person who will actually be manageing the property).

On paper it is not a great money maker, but location can make all the difference.

The cameras need to be indoor/outdoor and hold up well during winter.  

As is typical with old-school landlords, the units are all on month-to-month rent and way below market value (rents range from 600-800 dollars)The people that live in the units are poor quality tenants: many of them smoke in doors and the building smells like crap, they are very messy and I imagine they are hard to deal with based on my understanding of low rent tenants.I have been unable to enter any of the apartments themselves because they are all occupied, but I am just going to go off the assumption that all four units will need a complete renovation.

So what are your eye catchers or deal makers that set your units apart from the rest? 

I would like to be as hands-off as possible and simply make real estate a way for me to create passive income for myself4) I would like to invest in properties within Southern California, although it is expensive I believe I can find deals here in Long Beach, Riverside, Joshua Tree, Palms springs, and in general places outside of Los Angeles and Orange County5) Also open to investing out of state in places like Texas (where my parents live and I can partner with my father), Las Vegas (because its only a 4 hour drive and can make the drive when I need to), and Pennsylvania (where my girlfriends parents live and can possibly partner with them on those properties)I also want real estate to help me accomplish a few BIG goals in life. 1) I want to buy a home for myself here in Los Angeles so I can continue to conduct business here in hollywood.

Because I wonder if the seller took the tenant because she was overpaying and knew he would not be around for the inevitable blow up....who rents to someone getting monthly help from a sister to make rent?