They could serve anywhere in US.

If this story can help even one person not burn any due diligence/earnest money, then it has served its purpose. 

Hi Kevin  As @Jon Crosby mentions above, you will be better served by looking in the lower cost areas such as the Midwest. 

Ideally, I would like a co-investor/ mentor ship where I could serve as “intern” and we both profit from the relationship. 

By horrid I mean that one of the extra bedrooms served as a puppy pen and now has a foot or two of poop on top of carpet and ripped pillows.

I hate the idea of having to serve an old woman on government assistance an "eviction notice" (if that's what it's called in this case).  

NOTE:To be “bonded” means the Contractor must purchase a Surety Bond, which serves as a form of Insurance to protect the Contractor’s Customers if he or she fails to complete the job properly or fails to pay for permits, subcontractors, or other financial obligations. 7.

Here in NJ if you have an issue with a tenant and have to evict you need to serve your notices to quit or any paperwork to everyone who's an adult, which is 18 and above from my experience. 

I operate under my own set of core values which will never be compromised and as a wholesaler who takes pride in serving homeowners and investors alike I hold myself to the highest degree of ethics and morals.  

However, if perhaps this new property of yours was a single family house AND the previous owner served the tenant the required written notice claiming they were exempt from this new law (which they would have needed to do by a deadline that has already passed), then this property could be exempt from the rent cap in AB1482.