I actually went to a REI meetup yesterday, and I was able to find a lender to help me out.

The mechanics of the transaction were actually very involved and some of the most intricate and detailed of any transaction I've been a part of, however the results were worth the effort.

I had the initial call with a PadSplit sales person, but I wanted to talk to somebody who's actually doing it to get their perspective and advice.

And end of year actuals never pencil out like the spreadsheet...I'm not saying that it's a bad idea; I would just urge you to proceed with extreme caution.

I don't have personal recommendations but a Google search of "eviction attorney San Diego" turned up a lot of options.

Since you're putting 15%-20% down, a conventional investment loan will likely be your best option.

One of those options is to let the tenant know you won't renew their lease, then offer them the opportunity to leave early if they find another rental.

I have found that Redfin actually has pretty good search parameters to where you can look for listings that have been sitting a while that fit your buy box, and you can even do keyword searches for things like "as is", "investor", "seller financing", "guest house", etc. depending on what you are looking for.

I've been using Rat X and am convinced it doesn't actually kill them, currently just have snap traps in place.

One I saw charged $500 upfront to be pre-approved and would never actually fund any loans.