My guy says no, just list them, but they will see the sign?

You can see the listing of many of the CA counties on www.************** and usually listed with be any IRS liens.

You do all the advertising, screening, the owner opens the door for the applicants and lets them see the place and that's all.

Also just go to a MLM meet up you will see the exact same techniques that are used in the RE seminar business  these techniques have been honed and perfected over time.

Atleast from what I've heard it has a stable and diverse job market and doesn't see the vast ups and down of equity that some spots are frequently hit with, for example my local market.

Will I see the ROI? 

But I totally see the dangers you are saying, so thank you!

I have heard some horror storie of people renting to friends on a month to month basis and can definitely see the benefit and necessity to have a lease or some sort of a agreement in writing that saves your butt if anything were to go wrong.

@Douglas Skipworth very interesting to see the cost comparison to other regional cities.

In addition to the vast amount of information found on this great site, I would also recommend going to some of the RE meetings held here in San Antonio (you can do a search on here to see the list).