I try to either get at least one of these: price or terms.

Try a long term lease option. 

Long distance investing can have more costs than investing closer to home in CA.

We dont deal with one off JV folks we only look for those that I can establish long term repeatable business with.

For context, we have been running a successful airbnb for 6+ months cash flowing close to $750/month.

If you're interested in long term rentals, you could look into a DSCR loan that is based on the income the property brings in and not your personal DTI ratio.

Downstairs tenant just moved in and is signed on a one year lease and has extended family in 3 or 4 of the surrounding houses so I believe they would also be a longer term tenant.

Egg on my face, and I am now happy to admit that I am a (long ago) law school drop-out.I still have not found a more up to date (free) source of the statute than my original source, and can’t tell whether this version of the Bill I just found is the final version signed into law: https://gov.georgia.gov/document/2024-signed-legislation/hb-404/downloadIf it is, then it appears that a 3 business day notice “… shall be posted in sealed envelope conspicuously on the door of the property and delivered via any additional method or methods agreed upon in the rental agreement.”

As I grow and expand my business, I would like to start doing most, if not all, of my direct mail in-house to save mailing costs in the long term.

We have great long term residents in our POH rentals and do very well financially with them.