Not by my choice.  

As a manager, if there is that much in the way of higher end rental then that would be my choice.

I'm not arguing with your popularity on BP, I never expect you to take any of my compliance suggestions, I'm not concerned with you getting out of compliance I just point things out for others who may weigh the risks before they act.

In a open market the tenant has a choice to go somewhere else if they don't want to pay a Application fee. 

It's not a choice. 

In the next 4 weeks I will visit the city of choice to meet potential turnkey provider, CPA, Attorney, home inspector etc. to build the local team, plus location and property checks. 

I have a lot of friends up there and like I said lived there myself, but no one I've ever known lives there by choice unless it is to save money by living cheaper than they can in LA (not a good sign).

I think trying to make the house as maintenance free as possible such as xeriscaping, solar panels etc as well as environmentally conscious fix up choices for materials you can appeal to a good market.

This is the main reason S corporations have been, and remain, popular with professionals.Example: Mel forms an LLC to operate his accounting practice and elects to have it taxed as an S Corporation.

Next is a good insurance policy, then comes business formations.LLCs are the most popular with investors, but if they are not managed correctly they can be worthless.