Now that I've got the ball rolling, I want to move into a 2nd market here soon. 

I would first encourage you to hire a retail leasing broker in your market. 

We use Rentec Direct and really love it.It collects our rent, applies late fees, deposits our rents in our bank account, tracks expenses, screens our tenants, markets our properties, generates forms we can send out for docusigning by our tenants, tracks leases, and much more.  

It really sucks, sorry, it's tough to sell right now with the interest rates, even tougher on the higher value properties, even with extensive marketing which I'm sure your agent is doing.  

Since I've been told the insurance market is really tough right now in California with most of the big companies (Nationwide, Allstate, State Farm)  not writing new policies to new customers, I'm trying to do a change of broker to a different Safeco agent.

I will provide an update when I hear back or have substantial resolution to my issues.

Here, a Co-Op marketed an "Investment Program" of notes paid at variable interest rates on demand after a lock-out period. 

With a purchase price of $60,000 and a sale price of $87,000 on the same day, the property promised substantial immediate returns.

We have been researching our market and are very ready to buy an investment property.

Given your background and interest in foreclosure and pre-foreclosure purchases, here are some pieces of advice to help you succeed in this niche market.