If you're in So Cal, the closest neighboring city with better property taxes (they don't reassess on the sale), landlord laws, prices, etc. is Nevada (particularly Vegas). 

Due on Sale? 

However my cash flow has decreased from $400 a month (in 2019) to now $110 a month in January 2023 due to property tax increases.

I have also sent personal hand written letters to people who are listed on the tax records of properties that are vacant.

In the other two, it's new to seller but they are open to the idea.As far as the sellers, one is an experienced investor who wants out but isn't ready for capital gain tax.

The underlying note is a USDA loan at 3% interested.The interesting part is that there is about $60k of equity in the home after paying the entry fee.One of my title companies is refusing to insure the transaction due to the underlying lender being USDA, and telling me that it is a bad idea to do this on a USDA loan.

@Michael Baum  I do have equity built up due to appreciation so that Is an option.  

Just looking to see if this is the expectation nowadays or am I way off on having RentRedi handle this for me. 37$ + tax ( approx 42$) and ask Tenant to  fill the application and pay directly instead of me being middle man.

Let's talk about leveraging tax strategies to optimize your real estate investments.

Tax season!