I would still stay away from La Colonia and parts of South Oxnard then again there are parts of south Oxnard that could change with the Ormond shores project if that ever happens.  

Here are the duties that can be performed according to the FREC:Permissible Activities of an Unlicensed AssistantUnlicensed assistant is defined as support stafffor a real estate corporation or other licensed individuals.Answer the phone and forward callsFill out and submit listings and changes to any multiple listing serviceFollow-up on loan commitments after a contract has been negotiated and generally secure the status reports on the loan progressAssemble documents for closingSecure documents (public information) from courthouse, utility district, etc.Have keys made for company listings, order surveys, termite inspections, home inspections and home warranties with the.licensed employer's approvalWrite ads for approval of the licensee and the supervising broker, and place advertising (newspaper ads, update web sites, etc); prepare flyers and promotionalinformation for approval by licensee and the supervising brokerReceive, record and deposit earnest money, security deposits and advance rentsOnly type the contract forms for approval by licensee and supervising brokerMonitor licenses and personnel filesCompute commission checksPlace signs on propertyOrder items of repair as directed by licenseePrepare flyers and promotional information for approval by licensee and supervising brokerAct as a courier service to deliver documents, pick-up keysPlace routine telephone calls on late rent paymentsSchedule appointments for licensee to show a listed propertyBe at an open house for: o Security pulposeso Hand out materials (brochures)Answer questions conceming a listing from which the answer must be obtained from the licensed employer-approved printed information and is objective innature (not subjective comments)Gather information for a Comparative Market AnalysisGather information for an appraisalHand out objective, written infonnation on a listing or rental

Once again, thank you all for your support and I promise to keep you all updated!  

So let's hope it does stay free because it really is a pretty good service.

I live right up the street and plan on staying here forever so my rentals are next door/close by.The two houses are grandfathered and if I want to replace them they give me a 30-day window to replace which isn't happening unless I go mobile which I do not want to do. 

I wanted to make sure we're not missing anything before we close:Requested an estoppel agreement to be signed at the final walk-throughNew/updated lease will be signed honoring the previous termsRequested to see the rent rollWe have a copy of the leaseThe sellers agreed to replace the roof before we close; we asked for the roofers information to make sure they are licensed/will pull a permit, and to get information on the roof.Will confirm that security deposits will be transferredAnother concern/question I had is about paying cash for keys.  

I will happily stay in the past and focus on all the other renters.

Assuming the market stays the same, you want to be able to sell your primary residence in a year or two and make a profit (not just accounting for inflation or appreciation).

One advantage you give up by not staying local with your investment is your wife might be able to source good deals through her connections as an agent. 

Update on this one.