I don't really have the time to vet multiple agents, mortgage providers, property managers, etc in other markets and trust that I'm getting someone to steer me in the right direction.The Rent to Retirement concept takes all of that guesswork out of it by having teams in place in the markets that they've already researched. 

The answers to these questions will provide you more clarity in how to move forward.

I ended up hiring two lawyers who agree that is unacceptable and yet $2,500 later I'm still at ground zero with them not willing to provide documents or the latest is them asking me for $500 for "copies" - also who knows what the documents would entail after they hired some family lawyer, which was likely paid out of the HOA dues.

I'm sure everyone that has tried to dispose a deal before has had investors challenge the ARV, with things like "your ARV is way off" or "I'm not sure where you are getting these comps from"I understand most investors will automatically lowball ARV or use different  comps than the ones I provide to justify a lower offer.How do you handle this situation or what's the best way to comeback the pushback on the ARV?

Any landlords here use Basalen for banking or any of the other services they provide?

I have a capital gain taxes question:if I sell my home for 510k and provide the seller 10k seller credit towards escrow costs, would I be paying capital gains taxes in California for that additional 10k?

If you like the idea of a self-directed HSA like @Kaaren Hall mentioned check out providers like Accuplan and IRA Financial Trust. 

Move-Out Checklist for Investment PropertyA well-structured move-out checklist helps protect your investment, ensures a smooth tenant transition, and reduces turnover costs.Tenant Responsibilities (Before Move-Out)✅ Provide written notice of intent to vacate (per lease terms)✅ Schedule a move-out inspection (if required)✅ Pay all outstanding rent and utilities✅ Remove all personal belongings and trash✅ Clean the unit thoroughly:Wipe down walls, baseboards, and doorsVacuum and mop floorsClean kitchen appliances (inside/out)Wipe down cabinets and countertopsScrub bathroom sinks, toilets, showers/tubs✅ Replace any missing or burned-out light bulbs✅ Repair any tenant-caused damage (holes, broken blinds, etc.)✅ Return all keys, garage remotes, and access cards✅ Provide a forwarding address for the security deposit refundLandlord/Property Manager Responsibilities✅ Conduct a pre-move-out inspection (optional)✅ Take photos/videos of the property’s condition✅ Verify all keys, garage remotes, and access cards are returned✅ Check for unpaid rent, utilities, or damages beyond normal wear and tear✅ Hire a cleaning service (if needed)✅ Complete repairs and maintenance (paint, flooring, appliances, HVAC, plumbing)✅ Change locks if required by state law or property policy✅ Test smoke detectors and carbon monoxide alarms✅ Review lease terms for security deposit deductions✅ Send tenant security deposit refund (minus any deductions) within the legal timeframe

Do you let the guest know upfront that there will be a more complete version provided upon booking? 

Gas-meter-gas provider.