i was injured at 16 ( of course I lied about my age to get the job so I wasnt exactly squeaky clean) by a guy smoking pot and drinking on the job. 

What you are looking for is for someone to do more of the work and help you close the deals or help you "get off the pot," but that's not your best bang for the buck (or time or trade) with a mentor.

With 100K cash, in your position I would diversify my money into two pots - one for SFR or duplexes purchase with cash / refi and use other pot for a down payment on a larger multifamily.For markets, I would recommend looking into Indianapolis, Dayton, and Milwaukee. 

And in theory, they can come after you long after you retired as a successful investor.This is one reason why people voluntarily pay these taxes.

Now the remaining people probably won't be able to continue to pay the full amount of rent--I think they will leave voluntarily, but I'll serve the 3 day notice in November if it comes to that.

Put those facts in a pot and stir in a little common sense and it tells you that they're leaving.

I would put a stucco of mortar over those front steps, some flower pots & a bench in the front yard, make it look inviting.

They occasionally come up to do dishes but otherwise have the means to do all of their cooking in their own space and they have their own dishes, pots and pans, etc. 

Remember if you're talking "typical" investment properties with values of $20k, $50k or $100k, even one "stinker" can ruin the pot- and the risk goes up with the purchase price.

Too many Asian here in CA.PS: Too many Rich people around with pot of gold under their beds.