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. 

Perhaps bonds.

@Julian Buick My opinion of a top rated investor or flipper is someone or a company that only wants quality craftsmanship on all of their properties and would never consider hiring a non licensed, bonded or insured company or individual to have work completed.

It sound like you need to pay more attention to the paper work, and is the husband of the PM license and bonded if so you need that info for your records.

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?