I got lucky with my first tenant (until his girlfriend somehow managed to kick him out of his own home and then proceed to trash it) but now I am finding it very difficult to find an ok tenant much less a quality one.

It seems like it would be difficult to manage a rehab/flip while not being able to be in the area often.

But if someone did not want their ownership interest discovered, and went to 'reasonable' means to conceal that ownership interest, I think it is difficult to (using legal methods) find the owner.Using conventional means, the secretary of state filings are the obvious first choice for where to find owners.

We love Shoreline and surrounding area as well, but it's a bit expensive, and seems like the rent-to-purchase prices may make it difficult to pay a mortgage with and come out ahead, at least in the beginning.

I've found it difficult thus far to find someone who could be a mentor/partner in my area.

In Walnut Creek, would be very difficult to find.

This is really not that difficult and something your PM should be doing before releasing any of the deposit IMO.As far as including the water/sewer in the rent - I find this almost impossible as the bill can vary greatly and is not customary in my area.This is why I am so reluctant to use a PM.

Managing the out of state rentals can be simple or difficult, just what you want to hear right?!!

Why is this so difficult to push through?

With the amount you have in savings it shouldn't be to difficult to qualify for even better rates.