Starting small and scaling up is a tried-and-true path, and this community is filled with people who’ve walked that road and are eager to share their experiences.Feel free to ask questions, share your wins (and challenges), and tap into the collective knowledge here.

For collections in Southern California, try Sutton Law Center or California Judgment Enforcement.

Quote from @Jesse Turner: What, if anything, are people using for collecting guest feedback?

You can get cheaper properties closer to the center of Atlanta, but they'll require a more extensive rehab. 

If there is no HOA because it has been family run, it will be dicey, but generally if it is a private road, all those on the road are collectively responsible for maintenance and improvements.

That gives them plenty of time to collect and transfer everything to you.

If either of them were to stay involved, it could cost you money and you would collect less.Send it to collections yourself.

Thanks @Michael Baum@John Underwood , will consider both options , definitely the extension is nice revenue

The three ways to handle the risk are (1) gaining knowledge and experience in both investment in general and in the area you’re investing in specifically (2) extensive due diligence and when the inevitable bad outcomes occur despite (1) and (2) then (3) diversification.  

@Taylor Cave  You make it sound like you can place 8 students in an 8 bedroom house and collect $500$-650/bedroom.