I'd also look for places that you like to visit.  

So at least there's that.I got a quote from the local exterminator at $350 for the one apartment with 3 follow-up visits for $140 ($490 total).Question:  How do I get the furniture out?

You will also want to visit your properties on a regular basis.

I also got a visit yesterday, an older man who is looking for an apartment for as long as he could live by himself.Short story short, with the info I have, the young will probably rent for two years max, and the older one may rent to the day he die (he's around 65).Given that they both meet my minimal requirements, who would you rent to and why?

Yes we have visited the properties yes they are actually lived in but we have not made contact with any of the occupants.

With an NOI of $35k I can almost assure you the property will have a value of greater than $0.

Here in Tampa we have Cuban families that have houses with 3 or 4 rooms that they rent to older ladies, two to a room, with an area for sitting and watching TV, a patio for visiting and they get their meals cooked for them for around a thousand a month, each.

I always enjoyed visiting SoCal....and hopefully will be there this summer depending on...the usual things ...life sometimes gets in the way.

Sellers have called me after visiting my website and told me they liked learning more about the company.

$$$You might have to visit a LOT of open houses to find these gems; they typically aren't the listings that listing agents are most keen to promote and be proud of.85% LTV if you are not going to owner occupy, 95% if you are.