I'd much rather hand them their deposit or partial deposit in person same day they are out of the home after making sure it's broom swept and no damage than have non-paying tenants during whole eviction process where they may dig in as they have nowhere to go with an eviction about to be on their record. 

But that's because you never actually receive any proceeds, and they get reinvested into another investment property.I'm sure there are plenty of places to dig in on 1031s.

Every market will have deals (maybe not on the MLS) if you dig deep and make connections with people.

That's a really great point as I dig into the analysis.I'm not opposed to investing in SoCal more.

That will get a response out of them right quick because nobody wants the state digging into their business. 

It is not easy to get it done so you would need to find a lender who will dig in, but it is technically possible from the FHA perspective.FHA handbook on commission income

Would be interesting to dig into.Is this subject to all the new STR restrictions going in place in the area or are those only for Atlanta proper?

Did a bit more digging and he basically owns an entire block sans 3 houses.

However, if you dig in and actually read the state laws line by line, you'll find that excuse won't work. 

After doing some digging, they are notorious for this exact thing, and have had dealings with fraud in the past.