I might also compare it to other markets..like Austin or Phoenix..where property prices have been shifting (from what i read in CNBC) but still show growth potential.

Read a few books on real estate investing to learn the power of leverage.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Full disclosure: I didn't read your entire post or any of the responses.Evict the tenant.

From what Ive read, it looks like I may have to get a business certificate to do this in SF but Im not sure what that entails or what else is involved?

The facts are the same as in Example 1, except that B's child turns 13 on February 1, 2008, and B pays for the care provided in January 2008 on February 3, 2008... ...the amount B pays will be an employment-related expense under section 21, because B's child is a qualifying individual when the services are performed, even though the child is not a qualifying individual when B pays the expenses.So we CAN, after all, claim expense up to the birthday day!

Building back utilities can increase your income, but it requires careful planning and execution."

I read an artcile in The Economist not too long ago that mentioned how smaller towns like Jasper can offer stable rental demand if you play your cards right...

As well as they expect free health care . 

As you read these books, watch the BiggerPockets podcasts.