@Christian Weber the first question I would ask myself if I were in your shoes would be, “what do I want; 2x-4x my money in a short period of time (rehab projects) or do I prefer to build long term wealth (rental income)?”

Preferably near Inland Empire

Much prefer the the word help and the energy it entails.

How much 1 person would be paying for new really depends on finding that person who prefers new.  

The 2015 Right to charge law requires I let Tenants hook up at their expense only id prefer to do all the electrical my way so we don't have every unit doing it differently I'm adding level 2 charging so I can charge higher rents.

Or you can set up a local bank account and give the tenant deposit slips so they can drop the money off themselves, preferably with cash, money order, or cashiers check.Least favorite is a check in the mail.

And obviously If you can secure financing with the big banks the rates are generally preferable. 

If the inspectors she uses get most of their work through her and something is "gray area" not good, it seems like the scales could easily tip to my realtor (who naturally would prefer a bump free closing) and maybe that gray area thing doesn't get mentioned or is minimized, etc.It's a lot more work to hunt down someone reputable and reasonable on my own, but there's a lot more peace of mind knowing that I'm the point person that their primary allegiance is with. 

Offer different unit, explain costs of moving out (new security deposit, hiring moving co, cleaning costs, new furniture) 90 days before end of their leaseSend marketing packages or gift packages to preferred employers surrounding property Reach out to old leads older than 90 days

You will eventually want to learn the ropes yourself, but for now do as was suggested and get a good (preferably older) GC to walk it with you.