Otherwise, if you're marketing directly to a homeowner, just be really careful. 

So do your due diligence and make sure that the strategy you know works in California will work in other states as well.If you don't know the area, here's what you'll need:A local real estate agentA loan officer licensed to originate loans in that stateA local property manager (they should have repairmen, contractors, etc. contacts for you)It works best when you have local "boots on the ground" so to speak, meaning friends or family members who can keep an eye on the property for you... which your property manager can do for you, but for a fee.I would recommend reading BiggerPocket's book on long distance real estate investing for a ton of other tips as well: https://www.biggerpockets.com/store/long-distance-real-estate-investing-ultimateIf you have any questions about the Phoenix Metro Area market when you're considering which area to invest in, feel free to reach out and I'll try to get your questions answered or point you in the right direction!

I'd be happy to connect you directly. 

Best of luck with whichever direction you end up going!

I suspect they will either lie and agree to put them out or they will just refuse directly.

Would like to buy direct from other owner (No Real Estate Commission) with living trust money's but need to hold property in living trust not my name or get hit with high property taxes increases. 

Do you know of any groups that meet up our direction?

I have been thinking of investing in multi-family syndications as a way of moving away from active direct investments into more passive investments to simplify life.I found this article in the link below very interesting.....I especially like the last line.... 

If the contractor is quoting you $75/sqft you can do it yourself for $40 by hiring subs directly.

I know we haven't got it solved, but maybe it moves you in the right direction :-)