I would focus strictly on FB ad's and not waste your time on Google Ads. 

You need to find another PM.Training the tenants - is the key to successful rental business.PM has to be strict with your tenants - this is the relationship business and something is wrong with their relationship, which is not good for your money.Late fees might not cover the delay in your payments (mortgage, taxes etc), and it's really not the best time of the year to start evictions, especially all of them.Sorry for all that mess :(I'd also check on the management company - they supposedo have separate trust account just for your rentals.

I hear their daughter Blue Ivy is one hell of a strict property manager though, hope she accepts my rent in the form of IOUs.As I am just starting out, I have put a moratorium on purchasing books until I finish the group that I have recently compiled. 

My advice strictly from the 1031 perspective would be to sell and 1031 as a group in the same manner that title was held in the old property.  

But maybe that's not possible and I just need to cash out now for whatever the market can bear.I'm also OK with hanging onto it for another year or so for rental income if I can find a good property manager to take over the day to day rental management but I'm worried about getting locked into a long term tenant with Berkeley rent control laws being so strict. 

The VA is pretty strict, but as long as not structural. 

I should probably clarify a few things; first off, the capital we would raise would be strictly for the down payment for a commercial loan.  

The investor is strict with their numbers, and needs to be in this house at 70k minus repairs so figure 30k at least.

Also, the city is pretty strict as far as code violations.

However your state law may exempt you if you follow strict rules/guidelines.