However I should maybe have prefaced this with the family's unit are in Mission Beach on perhaps the top party street in a party area.  

The best way to start fixer uppers is by social networking.

I am also an investor from California (Mission Viejo) but invest primarily out-of-state.  

I am in Mission Viejo and can get together at my local Starbucks.

I lived in Germany for a while and appreciate the strong social safety net and lengthy vacation times. 

The true is, you do not need a "mentor" and you should not put yourself out there to be "used" any relationship should be mutually beneficial.The best advice I can offer is to seek out the most legit investor groups in your area, and on social media.

.- Check social media.

Most have lower social standards than your normal tenants and will do things without considering the consequences.

I want to take to my social networks and offer a referral fee to friends/family/colleagues for anyone who can help me find a qualified tenant.  

I would love to know more about your direct marketing, what mailers you send, your driving for dollars plans, maybe how you use social media, what lists you love, or just some crazy experiment you can't wait to try.