Just remember: most negative reviews are written by problematic tenants.

As mentioned above me by many other investors, CA is a very tricky market.

Originally posted by @Sam Shueh:Power of attorney, with wet(original) signature signed and notarized at US Consulate.

Because water was provided by the municipality, the past due water bills were later transferred to my tax bill account with accompanying penalties as I didn't learn about it till months after they moved.

Let me start by saying I have hired a CPA, and have a future meeting set up. 

On the other hand, you can produce a similar return (or better) by shifting the money to another market that is safer for landlords.

As a side note for education expense, you may deduct education that maintains or improves your current job skills or that is required by law or your employer - as long as the education does not qualify you for a new business. 

I cannot get a quote for every single listing I come by.

She's been good overall but I recently received a notice in the mail that she's being dropped by the Section 8 program.

If you're converting to a long term furnished rental, the expectations are different and so is the day-to-day usage of your place just as you've assumed by your question about wear and tear.