Why do you think purchase contracts are so long and have such small print?

You asked about a property you have listed for sale and property taxes that are coming due and the consequences of not paying them until the property sells.Generally, the local taxing authority will impose an interest penalty on any unpaid balance after the due date with a long grace period before you would have to worry about unpaid property taxes affecting your ownership of the property or your ability to sell.In all likelihood, the property taxes will become a part of the closing and will be deducted from your proceeds at the time of sale.By the way, property taxes are always in first lien position ahead of any other debts like mortgages.

Plus it will help you avoid unneeded stress when inevitably something big breaks e.g the HVAC or turnover that's $5, $10k+.Primary homes are not the best investment, especially with the last cycle that we had. 

I'm in Long Beach and familiar with the area. 

.- Increased Travel and Communication:Regular visits and long-distance coordination can increase both time and expense.- Legal and Tax Complications:Navigating different state laws and tax regulations can be complex and confusing.Out-of-state investing can be a great way to grow your real estate portfolio, but weighing the benefits against the potential challenges is essential.

They take care of me by paying the rent and taking care of the property and I take care of them so they stay a long time.

Some make it easier though depending on how long you have been licensed. 

Can anyone point me in the right direction to find a long term equity partner?  

I said yes and it closed last week.Yes there are motivated sellers in the OC still, even in the higher price ranges...Good Investing...

Overall, it could lead to a more cautious approach to buying and selling, with more emphasis on long-term holds rather than frequent exchanges.