Since I do not have my license, any input as how to appropriately structure this in order to avoid any negative attention from the relevant authorities is appreciated.

Sorry @Ruben Parra for highjacking your post a bit, but I do think this discussion of the northern north bay is relevant to the in-state versus out of state question and I'm enjoying the conversation.

I re-read Rich's original post on this thread, and quoted the relevant portion above.

A landlord must provide due notice before coming into the premises in all cases save that of an emergency: eg. a weeks notice to affect repairs or inspection of the property; 24 hrs to show the property during the last rental period before the tenant vacates.If the tenant can establish proof the landlord is coming into the property unannounced and uninvited - perhaps a motion activated webcam - then they can make a case to the relevant authority - here it would be the Office of the Rentalsman.

I’m not talking about appraised value, as a buy and hold investor, that’s not necessarily relevant.

it is a bit different than our opportunity but may be relevant. 

Research the relevant laws and see a copy of the settlement before deciding.

Just my guess since operating a business by strict policies has no relevance to being a slum lord nor does enforcing rules and taking prompt action have any bearing on vacancy rates.It is possible that my 3500 + months of tenant history on only one of my properties gives me some leeway to generalise.

I'm 50 years old and don't remember electricity going out for more than a minute or two -- enough to make the digital clock on the microwave need to be re-setYour experience with outages really isn't relevant to this thread in any way.

It is somewhat outdated now because they show you what finishes to use for flips and stuff but most of the info was still relevant.