There is still money to be made and I think you have a good list of requirements, the pool of areas and properties is small in CA for a buy and hold appreciation. 

We are looking to rent our properties to visiting nurses and the like. 

If you're still worried go with the accountant in the state you are most worried about and plan to own the majority of your properties in.

Hire an experienced real estate broker to help you price and sell the property. 

And represents all furnishing & set up costs lumped together.

We've been honing in on a pretty good development/investment formula that is working for us where we buy an existing single or multi-family house that can be improved or easily split into smaller units, and then we also add small new construction units to the property (townhomes or duplexes or cottages) and, generally, we rent them all out (though we have sold a couple of single family rehabs and we may sell the units in our next big project...

The property is 100 years old but has updated wiring, plumbing, and units.  

@Steve K.From my experience, it's more important to find a broker who specializes in your unit count rather than new turnkey properties.

Hey @Jamie Grossman - I'm a Realtor and Property Manager in Chicago and Northwest Indiana, new to the Bigger Pockets Community but not new to real estate. 

Hi,As the title states, I have  around 100k saved up and am looking to buy a long term rental property (preferably a multi family).