Rents are increasing because of population growth and jobs.

At this point I am looking at this as an investment through equity growth.

in terms of partnering, since I honestly do not have much to offer other than drive and time and general property management experience, who should I try and reach out to?

I bet you run a seriously amazing, and legit, business.I also have a soft spot for this because I volunteer in California prisons, one day a month and six full weekends a year, and I work with the inmates directly and I know for a fact that so many of them have your kind of mind and drive and skill.

However, still well below the growth rates of over 2 million in the years leading up to the crash. 

There are a ton of resources online to search demographics, crime rates, growth, etc.

I much prefer a lower cap rate in California knowing there is a high likelihood of long term rent growth and capital appreciation vs. concerning myself with a higher initial cap rate in the midwest but on an asset where rent grow is small and an asset that is deteriorating. 

If that's the case, you'll have to drive for dollars, do your research on abandoned properties, make friends with mailmen, and all kinds of other ways to generate leads.

So, the total move-in costs (not including pet fees, if applicable) would be $2475, all paid prior to lease signing.Also, we would need copies of the two most recent pay stubs and photo ID for all applicants aged 18+ (I can scan at the showing) to begin the verification process, which only takes a few days.Since choosing a place to live is a very personal decision, please feel free to do a “drive by” of the property, located at 123 Main St, so you can get a “feel” for the neighborhood.

I was driving back from North Carolina with my girlfriend and started listening to a real-estate investing podcast she found for me upon my request since I was driving.