After LOTS of research and talking to agents, there is definitely a market for and slow push towards a more rental-oriented mindset for millennials and empty-nesters.

There is a local meetup in Lake forest every month that you should check out. http://www.meetup.com/Orange-County-Real-Estate-Investor-Networking/If you would like to meet up before then and talk about investing let me know.

Some great data sources I used were redfin's data center blog, google's public population estimates for cities, and talking with other investors. 

They talk about RUBS.

I talked to a family friend and he is willing to fund my investment.

I've been calling some and some people seem like they can help me but some don't seem to know what I'm talking about.

Decided to join the fun and see what everyone is talking about.

Because we talk to so many investors, we've probably heard about someone else that had your same challenge and can find out how they solved it.7.  

Talk to an accountant about that also, just to be sure.

Otherwise, find a local to the turnkey, Real Estate Attorney and start talking to them about what steps you can take in the municipality.