(I really just got lazy with it and stopped playing competitively, and okay I had moved on to casual leagues where drinking was the pre-game ritual....that's when I decided outfield was safe and fun. ha)I don't invest in CA at all.

This should put you in a pretty safe spot for vacancy and clean up. 

Add new marketing techniques and acquisition strategies. 

There are a few techniques I have used before for increasing brand awareness in a geographic market that have worked tremendously well.

Then call them back in a couple weeks and repeat the process of getting them to name a starting point, and sometimes they will even if they didn't do any research.If anyone else has some good ways to overcome the people who won't name a price initially, I would love to hear them because I'm always interested in learning more techniques.

It has our city and a little tagline of "Providing affordable, clean, and safe housing", with both of our names and contact info.  

This is the best route to go that is 100% safe. 

@David Krulac - I think it's safe to assume that a $30,000 / $40,000 / $50,000 turn-key "investment" in the Midwest will be exited at the same price (or less) than that which it was bought for.In fact, I actually asked a turn-key operator in Ohio what the projected exit in his model is.

A HOA is there to keep a property safe, in good standing with maintenance, and manage the overall property.

Despite the Safe Act you can still effectively rent-to-own.