SFR are so hot right now that I am telling my investors to look for deals but they're few and far between right now.  

Hello @Curt Riffel , well because real estate is so hot here, you have many people that want to get in but don't know what they're doing and they decide to start with flipping.

Now, you didn't mention CAPEX (expensive items such as roof, HVAC, hot water heater, etc.). 

You know how hot rentals are in SD so you won't have a problem renting.

Which isn't bad at all considering the median household income is roughly 54k. 

If so and the test comes back hot, the state will then be involved... regulatory issues galore.

I don't know what your house is like, but if you can get a lodger to rent out a room, or if you can add a separate space by inexpensively finishing a basement or attic (microwave, hot plate, mini-fridge, bathroom, + bedroom or studio), you can use that income to both pay down debt and to establish yourself as a landlord in the IRS's eyes.  6.  

The upside if I end up keeping this property is it should be maintenance free for years with new roof, furnace, hot water tank, electrical completely re run, and plumbing.

@Benjamin Molina Sacramento is getting pretty hot right now especially with the arena nearing completion, and the close vicinity to the Bay.  

Even in this hot market, blight still exists throughout Grand Rapids for various reasons.