I would avoid HOA's if possible. 

Yes, the objective of the trust usually includes avoiding probate, however in CA, disputes concerning trusts operationally or title are argued in probate court. 

I understand if I am a wholesaler, I don't need own the property, but if I want to rent the property, how can I avoid to own it?

I have found these to be very helpful and have taken away great pointers of things to avoid- legal and just basic business practices.

I would watch out for that 2nd time use VA fee of 3.3% that is usually financed into the loan though but with certain strategies you can avoid the VAFF too.Let me know if you have any additional questions.

Any ideas on zip codes/areas to look at or ones to avoid? 

Generally you can give it back at the occupancy hearing, but try to avoid this...After you win the occupancy hearing, then the judge will ask you if you want a judgement hearing.

A avoid personal debt 2.

So I'd rather avoid costly monthly/yearly fees and just give a larger chunk of any commissions.

What are some of zip codes to invest in and what are some ones to avoid.