This sounds like a decent opportunity to do a lease option.

I just read about using a master lease with a property management company. 

Sellers will often let their leases expire when planning to list the property for sale because they don't want the complications of trying to arrange a showing with tenants.

I am finding it extremely hard to find a 2br condo or row home in up and coming areas under $300,000, so I've turned to lease to own as an option. 

Thank God our new tenants weren't home, but they are, not surprisingly, scarred ****less.We let them out of their lease and I think they are going to move to another house of ours.

We chose to rent through Lloyd Properties because they also have a real estate division and your apartment lease contract has a clause allowing for early termination of your apartment lease (with no fees/fines) after 45 days in the unit if you close on a property using a Lloyd Properties Real Estate Agent. 

I gave them a 1 year lease with no raise to their low rent. ( I know - dumb).now that it’s up I’d like to raise rent And offer them a 2 or 3 year lease so I have security. 

In WA we have CBA (Commercial Brokers Association) which produces leases, PSAs etc. and most people use/accept their docs.Check with with the department of licensing for CA or local trade groups. 

My thought it is, it is a risk that can be mitigated with strong leases and insurance.Also, when you first start out, and form a new LLC there will be costs.

I always ask landlords if my applicant has given proper notice and if they are breaking their lease.