We have a core 4 in TN area and a personal connection to both areas.

Here's an example of the CA landlord laws not making sense I'm referring to --> "Justice for Renters Act" This is going to be on the upcoming November CA ballot.The numbers and landlord laws out here made sense in 2021, and they still do today.

Network (virtually & in-person)3. 

I supply toilet paper, paper towels, liquid hand soap at all sinks, dishdetergent, dishwasher pods, one new dishwashing sponge, spray oil, salt & pepper (I buy the plastic disposable ones for picnics so they can't be refilled) and a few other spices, trash bags, some cleaning supplies such as Simple Green and microfiber cloths, coffee filters, plastic wrap, ziploc baggies, laundry detergent, and dryer sheets.Guests are asked to bring their own shampoo, conditioner, personal soap for showers, sugar, creamer and coffee. 

If not, it is what it is and if you personally want to move to Texas than so be it and you may need to sell it.Now, if you can keep the first one and still afford a second one then great.

But generally yes, I personally have seen people (just spoke to one today) that took over a property doing 40k with a PM and going to 83k.

It is something I wouldn't use personally.

As a buyer from a wholesaler , first I wont believe what you say is the ARV , second your estimate of repairs would be useless , refer back to " I wont believe you . 

Once I've done some homework on the property and everything checks out, I make sure to visit it in person.

Personally, I like option #1 (I know a lot of agents will push you to #2 as that's how they make commission), but it helps in keeping an asset and using that capital to buy something more productive.