Key for me is don't compromise my investing standard - don't 'chase' a deal even if everyone else is going crazy in some markets. 

The thing is that I don’t want my credit to be compromised by anyone else anymore.  

Which ones are you more willing to compromise on, and which ones less?

Even if they trash the apartment I’m still returning the deposit in full because a court date will cost me more than the security deposit.A compromise could be asking for a $500 security deposit instead of a full month rent, but that’s ultimately up to you and your comfort level. 

I'm personally open to renting short term or even moving in with my parents for 1-2 months (the upside of having 2 grandkids they currently don't see often due to distance) but with a wife that hates moving once let alone twice in a 3 month period, I'm also hesitant going down this path.Will I have to compromise on my numbers to make this work?

Just don't let it get to the point where you compromise your ability to refi.

If they do, and the landlord responds within the 10 day allowance, that tenant’s voucher can get placed “on hold” until compliance is made with the current landlord.If a SEC 8 tenant has an outstanding landlord judgment, HUD will not reissue their voucher so they can move until the judgement is satisfied or a payment plan has been agreed upon.SEC 8 tenants are educated in the process of home inspections and are quick to call if they see a problem that may compromise the house, such as a water leak.In most markets, SEC 8 pays “market rent” based on comparable non-SEC 8 units that have rented in the same city within a 5 mile radius, within the last 6 months.After the first 12 months, SEC 8 will consider a reasonable rent increase, regardless of the lease term.SEC 8 tenants almost always pay a portion of their rent.

A little bit of a longer vacancy to find the right tenant is much better than compromising on your criteria and ending up with a nightmare tenant. 

@George Bruton It is really tough to find a decent deal in MF these days anywhere on the West Coast and probably more so in California but that does not mean you should compromise your criteria. 

@Erin Auman I have many perceived fears that I know probably really dont exist and some that need to be overcome thru training.. for example: fear of an impromptu public speech ,fear of deep waters (a legit fear) ,fear of making a big financial mistake etc...but I have been watching lots of youtube videos,motivational speeches and just showing up and taking tiny consistent steps towards the goal seems to be a good compromise between not taking any action action at all.