I first emailed them when we had interest from a couple of sweet pit bull dogs and their owners, but we confirmed that even if they were covered by rental insurance, our insurance company would not allow it.

My sweet spot is from $80-$130k depending on which neighborhood, if they ask for much more than that I don't ever give them a price that I would pay.

And are they capable of making sure the management company the HOA has hired isn't ripping the association off royally or giving their friends sweet contracts to fix the roads and getting kickbacks and over-charging the HOA?

Don't forget that you won't have your sweet Prop 13 tax assessment lid pretty much anywhere else. 

I guess $100 or $200 cash flow per door isn't such a sweet deal anymore when 50 % of tenants decided not to pay the rent and you have eviction moratorium. 

Puppies go through housetraining and make their own messes. 

He started saying he'd sue, while he stopped the logging crew, but I (after first trying crying to get him to be nice to me) reminded him there was no timber clause in our contract - and - that I was going to use the money from selling the trees to put in a well, and if I defaulted on the loan, the property would be worth a lot more with a well on it than with the trees still on it.He ended up leaving me alone, I put in the well, the trees that were cut down gave the lot a lot more sunlight which was great, and I sold it at a sweet profit to the guy who put in the septic system for me. 

I think these states are less sweet for buy and hold landlords, because they are tenant friendly states.   

Introduce yourself by letter and keep it sweet and simple.

I will say that I've been working with her for years so she knows how I like my properties kept up and what will likely fit into my sweet spot.