In 2 days we are closing on our 2nd investment property and I did all due diligence in listing and marketing the property, communicating with all interested people and selecting potential tenants.

If the scope of work warrants it, it may be reasonable to communicate with your tenant about reduced rent.

I am not at all planning to facilitates any transactions without an attorney, but when it comes to initially reaching out to these owners via the appropriate "advertising" and communicating with them during negotiations and initial meetings I want to make sure I am not violating any laws.What licenses would I need to obtain in order to find "pre-foreclosure" deals in California that include both full-cash payments and owner financing?

But be very selective, I've found the best candidates come from Central/South America vs. the Philippines or India if communication with people here is necessary.

All tenants really want is open communication and reassurance that they're heard when there is a problem that needs addressed.

If your communication style with potential renters is similar to the post you made, it is difficult for me to follow the line of conversation and the direction it is going as I read it. 

We all know in this industry honesty, knowledge and communication is the key to success, there needs to be a standard.

My broker is investment friendly so i dont need to pay buy/sell fees on properties owned by me all the time, thats a big savings right there but also the fact that you can get lockbox codes/set up your appts, negotiate, and communicate on your own time without having to wait on someone elses schedule.

Are they communicative?

Let them rant and save every communication.