Love the heat pump systems - though in our experience, they can be very pricey to repair.

That said I am not a lawyer haha, if you need referral let me know these are just my thoughts as an investor...Reflecting on my experience purchasing rental properties in 2015, where I had a diverse portfolio across Birmingham, Atlanta, and Indianapolis totaling 11 properties, I opted for a middle-ground approach in terms of protection.

does anyone have experience doing this?

If you have no experience managing 1 tenant adding three more into the mix isn't going to help.

With the would-be homeowner you're more likely to have a court force the sale.I'm guessing what @Jerel Ehlertis referring to in TX is based upon this doctrine.I particular, I'd be interested in reading a decision where the court ruled that if the plaintiff was going to move into the home, I'd order specific performance, but since the plaintiff is just a property speculator, I'll order a money judgement which, after spending more time and money, may or may not be collectable.Having actual experience litigating ownership over contracts and deeds, yes I'm that guy that lawyers love to bill big fees to.

I think one major point I forgot to address is that a great GC is really really really hard to find (at least in my experience). 

I am not sure how other will take this, however in my experience a property management company has an specific job for a very little portion of the pie, which means that they need to assure that they are not liable (of course, I wouldn't sign a contract when they are no liable even for their own error, that seems to be a red flag).You have to understand what is the service that a PM jobs, in here we were comparing with Verizon, but I agree that this is different, however you can compare it with an assitant or a fractional operation manager, as that is their main job to do, and that is the work that they are taking from your shoulders.Another thing to review is what happen when the property goes vacant, are they providing another listing contract or are this also included into the PM agreement?

I'm currently exploring opportunities in both the Southern California and mid-east markets.Another consideration on my radar is the prospect of "Owner Occupying" my inaugural multifamily home in San Diego, with plans to expand my portfolio from there.I would greatly appreciate any advice or insights from those with experience in the field.

Hello community, I want to thanks each and everyone on this platform for sharing their experiences and ideas. 

I also do a lot of work myself and don't have experience or patience for tile work.