I want to get rid of my older ones due to being in an HOA or other issues that are not ideal.

Hi Tyler,  @Carrie Matuga, thanks and yes the out of market issues you mention do worry me. 

They reached out to me weekly for the first couple of years with issues based on their incompetence (I was happy to help, to a point, but it got old), and the purchasing company lost close to all the doors in the first 5 years due to poor service, poor systems, and not really understanding how to add value to the client.  

Bikes from a bike shop will be more expensive but they will be assembled correctly and will have fewer issues.  

Goals is adding an ADU when remodeling a distressed SFH, but so far none of properties we completed worked for it (zone issues, lot size, garage storage > ADU value). 

However, I think the prices in California will cause us to invest out of state and we will just have to learn how to set up the right systems and processes to deal with issues as they come up.

If you expect to have a more dynamic need - say you'll be investing nation wide and will need to address State and Local Tax issues in a number of different jurisdictions, or you'll be buying a property in the Caribbean, or you want tax advice on your estate/trust/gift planning, or now you are hiring employees and you want to ensure you are getting help when it comes to tax considerations of your employee benefit plans, or whatever avenue you go - maybe a Regional firm or one specialized in real estate all over will be your best fit over the more mom and pop practitioner.I always disagree with needing to work with an accountant that invests. 

Professionals in the field undergo initial and ongoing training, regularly attend IRS seminars to stay current, and accumulate a wealth of nuanced knowledge through decades of daily practice.

Here's my experience summarized about the Midwest. https://www.biggerpockets.com/forums/48/topics/1165499-whats...The "cash flow on paper" for Class C Midwest (which is almost non-existent with 7% interest rates) will cost so much in repairs, capital expenses, tenant issues and it won't appreciate enough to make up for the losses.

How can you make this "issue" a profit center?