@Max Householder, I appreciate the shout out!

According to this website the average household bill for water in CA is $65 which would be $260 for a fourplex.https://worldpopulationreview....

We focus on commercial multi-family properties that have a target rent of 30% of the median household income or less.

I look at $/sq ft of the property at purchase, and for rent, then median household income of the census tract.Every property is good deal if there is a market to rent to.

They are, however, not accustomed to running a household and are likely to be very gleeful about being on their own, unsupervised, and far from parental eyes.   

They asked you before they moved in and they are adding 2 more people to a household of 5 already. 

Does anyone know of a proficient CRM that would be able to perform automated campaigns for all residences of the household?

If you take out that capital and it makes less than the $500 per property then you are net negative overall to your household budget (which is how I look at things).Would selling the properties to unlock 100% of the equity make sense and then you could 1031 into something larger with more cash flow?

I am a full-time employee in Healthcare IT, paying off debt, one income household and a homeowner.

While among the most overpriced in the nation, according to a study by Florida Atlantic University, its strong economy and household growth are on its side.New-home sales for the larger metro area have decreased 12.3% year over year to an annualized rate of 11,738 units in June.