If due diligence is conducted properly, real estate can be low risk, lower than stocks, bonds, etc.

Under that safe harbor, you can claim the deduction if your rental activities—which include maintaining and repairing property, collecting rent, paying expenses, and conducting other typical landlord activities—total at least 250 hours a year.

What kind of business are you conducting?

Conduct thorough due diligence on properties, including history, rental demand, and comparable sales. 

For finding a trustworthy property manager seek recommendation check reviews and conduct interviews.

I recommend having any adults 18 and older that will be residing at your property fill out and sign a rental application as well as have a screening conducted on them, but that is ultimately up to you.Good luck with your investment!

To your knowledge, are you aware if there's a long delay for local housing to conduct inspections?  

California law states that a landlord can enter a rental unit only for the following reasons: In an emergency.When the tenant has moved out or has abandonedthe rental unit.To make necessary or agreed-upon repairs, decorations, alterations, or other improvements.To show the rental unit to prospective tenants, purchasers, or lenders, to provide entry to contractors or workers who are to perform work on the unit, or to conduct an initial inspection before the end of the tenancy (see Initial Inspection sidebar).116If the tenant has a waterbed, to inspect the installation of the waterbed when the installation has been completed, and periodically after that to assure that the installation meets the law's requirements.117The landlord or the landlord's agent must give the tenant reasonable advance notice in writing before entering the unit, and can enter only during normal business hours (generally, 8 a.m. to 5 p.m. on weekdays).

(B) If the landlord makes an entry in violation of division (A)(8) of this section, makes a lawful entry in an unreasonable manner, or makes repeated demands for entry otherwise lawful that have the effect of harassing the tenant, the tenant may recover actual damages resulting from the entry or demands, obtain injunctive relief to prevent the recurrence of the conduct, and obtain a judgment for reasonable attorney's fees, or may terminate the rental agreement.

They will conduct their own through due diligence.