I was looking to put 80k cash into then refi afterwards and possibly getting 130k. 130k on mortgage would be close to $800 only leaving $200 in cash flow each month. 

Personally in this year alone I've helped clients get through divorce, leave their job to care for an elder parent, and leave the country for a mission trip with a cut in pay.

Second, I let the tenant know I know their criminal history and tell them to leave.

If it was long term yeah you can make it clear upfront as a take it or leave it.

True although the fires this year just adds to the reasons to leave California (excessive taxation and regulation, overbearing political correctness, downtowns littered with feces, etc.).

*Note* In NJ I will qualify for grants up to 22k to contribute at closing- In PA it would be closer to 10k (Money leaves my pocket at closing)I’m open to all ideas and advice as I’m going to get started this year, sooner rather than later.

If someone came to me looking for money and was trying to invest across multiple asset classes as different as the ones you are interested in, that would leave me extremely weary.

If the tenants don’t leave by the deadline, your next step would be to check your state’s landlord-tenant laws to understand the eviction process.

I had 2 weeks to pack my stuff and leave the rest behind.

I feel like starting this now and being able to live in it for a year while I work, and then being able to rent out my side of the unit after I leave to go back for my last year of college.