where can I find a list of disclosures & any other required supplemental documents along with the rental lease agreement in Northern California?

If you are supplementing with bank financing, the best deals are often the ones that need to close very quickly, and much faster than a bank can work with...this is where hard money or private money is a great tool.

:) I am looking for mainly long term investments where I can have a property manager manage the property and have supplement income.

Right now, you're much better off with a long term conventional loan versus hard money because if the economy tanks in the next 12-18 months, you don't want to be stuck with a high interest hard money loan (possibly with a cliff that you're required to pay soon), but no banks willing to refinance the deal for you.One option is to ask banks if they'll do a supplemental loan after you increase the NOI.  

B) sell it to get liquid cash around a minimum of $39k to help supplement our loss of income for the rest of the yearC) cash out refinance and continue to rentD) a better option that I haven’t thought ofWe are having a bit of trouble trying to decide what’s best for us.

I have the long term goal of financial independence with supplemental income from rentals.

It's not quite as cut and dry as that, but since San Diego is a HCOL area, it gets supplemental entitlement.- You can re-use your VA entitlement.

Many of the government supplements and protections are coming to an end and we're likely going to see the effects of the shutdown in the next year.

It's not that difficult to deal with though.Overall, having renewals built into the lease supplemented with our automatic email reminders we send, leads most tenants to cooperate.

So if youre ditching the 50% rule and go with 40% and 32%, are you trying to supplement the loss of cash flow by appreciation?