Who is responsible for the insurance, taxes, etc.

Nightly rentals (anything less that 30 days) requires special transiency licenses and taxes in most areas of the country.

Demand is high, will be for some time due to so many out of state transplants and Mary Jane legalization along with limited house building for many years. 

Include the high property taxes, and it's tough to find a the right BRRR property.

Up front disclosure, taxes are not my area of expertise neither is direct mail.

They are asking for mediation, even though its not their primary residence, and they have let a hole in the roof really damage the building, coupled with not paying taxes for years, we saved it from tax sale and asking our attornies to dismiss the frivilous mediation request, which has stopped our foreclosure in its tracks.So, its painful in judicial states, and less painful in states like AL & GA.

But the high prices/taxes and my conservative estimates for the gamut of expenses and income don't allow anything to get close...

I am interested in all types of investing however My current focus is more toward tax sales.

While the buyer is making their payments, inconsistent as they may be, they are not paying the CA Real Estate taxes. 3 years have not been paid and I'm getting ready to pay them.

If not you could possibly offer to be a sponsor for it and have your contact info there etc.Check the tax record for each property and cross check that name with the state real estate commission to see if they are licensed.Some subdivisions do not turn over much so you have to watch for that as people want to stay a long time.