Here's a detailed guide on how to screen applicants: Application Screening Guide

While reading your post I was thinking "sell the Cali properties", but with 3-4% interest rates (and I'm assuming those are long term fixed rates) you will be best off to cash out refi (non-tax event) and use those funds to buy multifamily.

Now it is a single-family long-term rental.

If you plan on staying long term lower down payment is not as meaningful as it is if you only plan on staying for a few years. 

@Alex McGhee -- Below may help you get started:Stage 1: Educate Yourself on the Probate ProcessStep 1: Spend 1 Hour Reading about the Probate Process in Your Stateo If property does not go into a Trust then it goes to the Probate processo Google your state’s probate process and educate yourselfStep 2: Practice Explaining the Process to SomeoneStage 2: Get the Probate ListStep 1: Find Location of Probate Records at the County Courthouse or Town/City HallStep 2: Search for the Probate listings on the Computer, Day Book, or filesStep 3: If your courthouse has a computer system Record Volume and Page Numbers in ExcelStep 4: Pull Volume & Page for more Detailed Information.

For a property like this, even in California, I would anticipate at least a +7% CR.Additionally, betting on appreciation is speculative and not the best approach to long-term investing.

There's about 750 pages of detail that cover the majority of residential loans made in the US.

The lending terms (specifically the down payment requirement) are generally much more favorable for an owner occupant and you can always convert it to a rental property down the road.Good luck!

But real estate is a better long term wealth generator.

Make sure it explicitly explains the process for termination if you are unhappy with their services, especially if they violate the terms of your agreement.3.