Also, we're not getting anywhere near market rent for the home since its only half the home being rented, however we do feel that we're getting what similar efficiencies are getting in the neighborhood.   

I'm still in the process of growing my portfolio, but have heard others 1031 all their smaller properties into a larger building and have a property management company manage, OR, set up a seller financing deal with another buyer that gives you the cash flow you desire. 

It seems that often when companies acquire large books of business in one shot there are growing pains and unfortunately those are felt at the client level.

I'm looking for ways to invest in up-and-coming markets in Southern California, such as in San Bernardino County and Riverside County.

Learn your market inside and out—know property values, motivated seller strategies, and how to analyze deals properly.

I, too, am in Tampa and I've been a lender/banker and a Real Estate investor in the market since 1996.

How valuable is this location in that market? 

Warn them in the marketing (example: "This is an old house and noise travels between units.

It sounds like your current property manager may not be marketing the rental effectively, and the fact that it's listed incorrectly as an apartment instead of a duplex could be turning off potential renters.

But I'm starting to wonder if and when some appreciation resumes, and if and when market will dictate rent increases.Appreciate any opinions - thanks