I have good friends who call them and market to them, but preforeclosures are really tiring.

@Herminia Ojeda I second trying to choose a market you have a connection to.

There will be a lot of proven people here who demonstrate that you can totally self manage an out of state property.It really will depend on you, the market, the property, and a few other factors some of which may be out of your control.I would not look at PM strictly as a cost, there are a lot of good local PM's who can add value to your property. 

Although AB-968 doesn’t specifically mention “licensed” contractors, the state of California already stipulates that “anyone who contracts to perform work that is valued at $500 or more in combined labor and materials costs must hold a current, valid license from CSLB” (source: CSLB).With AB-968, if work is performed by an (un)licensed contractor in an amount that exceeds $500, disclosing that entity’s or individual’s name and contact information becomes a legal requirement.

I’d look in some market specific fb groups 

How do investors currently invest in this market when interest rates are so high then?

Hi @Yulia Volokhina,All of these markets are very close to each other geographically, so you're not going to see massive differences between any of these.

We are considering, if successful, purchasing an additional property/rental for grad students (hopefully less wear and tear) and what seems like a consistent rental market.

Looking at what's out there in our market is discouraging.Have you ever read "How to win friends and influence people"?

  - Optimally, a national lender able to offer financing in multiple markets or States. - Seasoned with proven track record and positive reviews of performance.- Dependable, trustworthy and professional. - Weekends are workdays.