Even in this case an apology will help increase the chances of a mutual agreed departure from the property.Do you have a lawyer specializing in landlord/tenant that you can refer your landlords to if things move into the eviction process? 

These docs help you determine whether any special assessments are coming up. 

Talk to a CPA who specializes (or at least is recommended by local RE investors. 

I have one crew that specializes in nothing but flooring one crew that just does remodeling work and one crew that does nothing but trim.

These two options may be better than heavy special assessments.  

Less potential buyers / renters (it takes a special kind of investor to buy in ghettos)So.. if everything goes right, it's a great low priced note for you to practice on and potentially make $$$.

I was born and raised in Louisiana and at 18yrs. old decided to join the military.

This puts pressure to defer maintenance and leads to special assessments.Whatever you decide, you need to find a realtor that specializes in investment properties, is well connected, and knows the areas you're interested in inside and out. 

Are there any property mangers out there, or those who would recommend one, who have significant experience in managing properties with these tenants (or, who specialize in this space)?

LOLNow, some have said a net listing can be done in CA, with additional disclosures, but they still have to contend with restrictions as a Special Agent in self dealing......so it appears....LOLAnd here, all along, most thought James Bond was the only Special Agent!