My thought is choose a higher income, high quality tenant especially in CA and don't listen to any sob stories (not 100% foolproof but reduces the risk). 

I've been listening to the bigger pockets podcast for approx 3 years now, and was finally able to pull the trigger and finance my first multifamily property.

Here is a link to webinarhttps://vikingcapllc.com/listen-watch/avondale-hills-investm...

I have cut out all music and have been listening to the podcast and audiobooks for the past week while I drive for work trying to gain as much information as I can.       

The more I listen to different podcasts and continue to hear them on there, and continue to get their emails (they're on their 7th coffee farm right now), the more I've started to become interested again. 

Make a police report, and keep a copy, generally the police do nothing.Talk to Mom in a calm manner without GF, and get her story, listen and don't tell her you went to the bank or know the truth. 

I talk with some of these connections on a weekly basis in discord, so just listening to them, I'm able to draw inferences and learn about trends in sub-markets in western PA.

For any holdover tenants, if they are month-to-month, listen to the Dion McNeely episode of BP, and get their rent close to market value.5.

I’ve been reading just book after book after book about REI and listening to 2-3 Rookie Real Estate podcasts every day for the past 3 months, but haven’t taken action.

Listen to the podcasts, read the books and blogs, ask questions to fill in the gaps.