I’m living very conservatively currently but will get there.

Many California tenants know the law better than the landlords and they have free access to legal assistance.

We set up one of these anti-barking devices in our living room and he hasn't barked a single time since then. 

And if you live in that former replacement the right amount of time you'll get to take a prorated amount of that gain tax free as well.  

Using a 3rd party out of town manager when you live next door. . ..

I live in FL and have been doing all my biz there for many years, 100s and 100s of deals, with 1ks of reno/ repairs, and am an expert with all the govt programs and how to deal with all the inspectors from each city and happy to recommend. 

Bought it renovated, but in 5yrs not so new anymore as tenants lived it down.

LVP in the living areas and hallways just feels way better.

I have a property that is 4 hours from where I live.  

I live on the Idaho side but I work in WA too so I can tell you without a doubt, you have some great opportunities there!