You know, just in case I forget.Will be harder to do since I will have to do out-of-state investing exclusively.

I nod...So then he pulls out an agent exclusivity agreement and wants me to sign it.  

Buyer wants to tear down the houses (no inspections or exclusions) and put in a extension to his business.

HI @Marcus Summa Any transfer of ownership will trigger reassessment in California (except for certain exclusions - and a subject-to sale is not one of those exclusions).  

You can offer to the seller a NON EXCLUSIVE OPTION TO PURCHASE agreement so you don't tie up the property.

And by exclusion from Section 126, subsection 11 it appears landlords can also get rent increases with no maximums for increases in municipal property taxes, municipals fees, or increased utility costs.The landlord can not charge you above the "Annual Guideline Increase" without first getting approval from the Landlord and Tenant Board.

During the holidays the big box stores have sales.  

To be more specific, I'm looking exclusively for seasoned birddogs, or newbie's starting out and looking to climb the real estate totem pole, so to speak.

I have dealt exclusively with single family up to this point but recently got interested in multifamily.  

As mentioned by others you can use the Foreign Earned Income Exclusion which for 2013 should be about $97,000.