should i secure a mortgage?

Location is not an issue as most of them remotely assist RE clients with their tax planning and accounting. 

You'd have to add a security system & cameras but other than that can't imagine much overhead.

Once completed I then sourced the tenant and secured terms on that as well.

Another option is to use a personal loan or a line of credit secured by the boat as collateral.

Once completed I then sourced the tenant and secured terms on that as well.

Once I have located such a property, I buy their property for below market, (instant equity) no bank qualifying, no credit checks, by offering to take over their loan and make their payments for them.

Furthermore, now even lavishly furnished apartments, thanks to Newsom, will be limited to being secured only with a SINGLE month of security deposit in CA which CANNOT be applied to 'normal wear and tear' of furniture either, so if the tenant in a furnished apartment never pays their last month of rent but wears and tears down all the furnishings, it seems landlord would still have to give back the 'security' deposit on move-out, not being able to apply the 'security' deposit to last month of rent in arrears NOR the worn and torn furnishings?!

Property taxes and insurance are very location specific as you note. 

They don't charge application fees or security deposits, don't do background checks - they take ANY S8 tenant no matter how bad they are:(You really want Class C and B-minus areas for solid S8 tenants.Let us know what else we can assist you with.