Now, considering the size off the properties you are going after,you will not find mom and pop owners.

Last time this happened, a bubble popped nationwide.  

Keep networking and analyzing maybe something will pop up.

Western Union popped up. 

@Min LiangIn addition to what @Michael Plaks said, it should be noted that the $25k "Mom & Pop" passive activity loss allowance is only available for rental real estate activities with 'active participation'.As long as you actively participate in the rental activity and your AGI is within thresholds, most long-term rentals will be eligible.AirBnBs, VRBOs, etc with an 'average period of customer use' of 7 days or less are deemed to not be rental activities for passive activity loss treatment. 

Anyone that tells you its easy is a con artist, or just know you are the out of state sucker, that thinks its easy.

If you don't want to wait for new listings to pop up, then you can start networking with local property managers and commercial insurance brokers and see what broker's name pops up a lot.Best!

Lots of 1031 popping up in Long Beach.

And if a product, like a shower valve or toilet doesn't work out, we'll just pop in and pick out a new one and replace it on the master list.This is with the caveat that I would never buy granite or tile from there. 

I feel for those mom and pop owners.