Quote from @Luis E Zarazua: I recommend you join the California Apartment Association.

2) Put the properties in a trust and write off the expenses associated with the trust?

You can buy Ca specific leases here or join a LL association in the area and get that from them.

It is my belief the rent control rule and the associated risk increase is why rents on turned units is going up so fast here.  

We get ours from Washington LL Association.

Is it the one that the California Association of Realtors has?

I agree and for the Arbitrage crowd too.I did hear something that makes since at  a Real Estate Association in Raleigh where I was invited to speak last week.How many would buy properties today for what they were at the 2008 peak?

Hi Jennifer - I have a Real Estate Investor Association (REIA) in Orange County, CA called OCREIA. 

But yea they do have a bad rep for three reasonsPeople check and pay attention to the city/county/state/federal regulations but forget to vet their association and read those hundreds of pages of docs they receive after their offer to purchase is accepted.People continue to pay attention to the city/county/state/federal regulations once they’ve purchased but ignore and completely blow off communications from their association (until they’ve been turned over to collections for unpaid fines they didn’t pay attention to)Some HOAs are, unfortunately, mismanaged…vet your association before you purchase than stay engaged, involved, and be a part of the process 

Are there any TREC or Texas Association of Realtors promulgated forms to allow me to do this easily?