My personal opinion is that it’s easy to get bored or distracted and jump from one form of investing to another without makIng much real progress.As a property manager, your network should provide you a lot of opportunities to solve other investors problems.

So far they have been easy to work with, are offering competitive rent, and the sample lease they shared looks reasonable (I am not an attorney). 

I'm not convinced that Subject-To is just that easy anymore. 

We are looking for good contractor references in the Bay Area, since the unit we are moving into needs a new kitchen and some structural work in the back.  

@Charles CurleyOOS can be done but it is not easy.  

That's how I got started, and it's a relatively easy way to jump in!

It's not easy to get significant cash flow in SoCal. 

What auction sites are you referring to? 

@Steve FitzgeraldSoftware such as QBs make it easy to track income and expenses per property via classes. 

But you sign an Assignment of Agreement contract with the assignee (tenant/buyer) and the landlord/seller which states that the assignee assumes all rights, privileges and obligations under the lease and option contracts which are attached for reference, and that the landlord/seller accepts the assignee in place of assignor (you) and releases the assignor from all obligations under the attached agreements.It's very important to include that line and have the seller sign the Assignment, otherwise you are still liable to the obligations even though you've assigned the privileges away.You can't have your name removed from the contracts.