A friend of mine that owns one investment property recently warned me of the need to require tenants to have insurance due to the "loss of use" liability. 

The tax complications, he warns, will almost certainly require getting expert tax advice before making the transfer.

Well, I AM a white person but I'm sure as hell not doing things "like you are", going around "warning" people about how dishonest, untrustworthy and stupid you have made it clear you think minorities are.

In CA, AP may be completed by either Color of Title (a Deed which, under its face appears to convey legal title) or Claim of Right, which is the brazen occupation of real property better known to squatters.A word of warning: I've watched many people, most amateurs, attempt to use AP as a way to gain benefits leading to legal title.

@Jason HoltzingerIf you're still intent on buying out-of-state, be sure to heed these additional warnings.

If she did this to you, she will do it to others and you have a duty to warn prospective landlords by sending it to collections2.

That is a personal choice, just putting the warning out there.

IMO the best days were spring 2018 and it is an unknown turf in 2019 warned by several economists. 

For those of you who make not know, Texas has had an extreme heat warning from about the past month with heat reaching 100-111 degrees.

His approach to managing his own properties is that he has paid for all his tenants' first time offenses and given them a stern warning that if it occurs again they have to pay 100% of the costs, if the broken/malfunctioning component is their fault their next time.