Toxic mold is relatively rare, most of the black stuff you see in homes is common household mildew and is harmless.  

Upon my tenants move in I left a gift basket of basic household items (garbage bags, dishwashing detergent, can opener, etc and school supplies for the kids).

The 4 million foreclosed homes in last 5 years will cause long lasting changes, reduction in neighborhood stability, and eliminate the # 1 method folks have created wealth over the last 50 years-their home equity.Irvine increased from 40-50% renters in last 10 years25 cities now have more renters than ownersSince 206,rental households have grown 692,000 a yearSince 2006, owner-homes have dropped 201,000 a year.Then I read some more articles that talk about a DOUBLE DIGIT drop (11.6%) in RE values currently.Then I read some more articles that seem to say the dream of home ownership might not be so good any more.

Don't all household members need to be listed on the lease and members and guests need to abide by HOA.

Which is appropriate for my neighborhood, my experience working on property and my primary interest in rehabbing.Numbers are:4 bed - 2 bath with 2 car garage 1,780 sq/ftARV: $80,000Asking Price: $20,000Foundation work: $15,000Roof/Soffets: $15,000Interior Remodel: $10,000 (with me as the hammer swinger)Carrying/resale costs: $4,500With a net profit of $15,000, that's actually 40% of the median household income in my county.

Moving an entire household in three days is tough to do.

to keep your investments current or to keep your rising costs of current .. remind them that even with the modest $80 rise that they would still be paying less then others in the area .. you hope they can continue living there and you understand that a rise in household budgets may be difficult so if they need to discuss this with you then please contact you,  then if they have a problem ..you gave them a opportunity to call and discuss it with you. 

@Chris ChristiansonWhile you are not married, if you are living together then income from her IRA is going to your household, and could be viewed by the IRS as an indirect benefit to her.  

Section 10131.1(b)(1)(C) of the CA business and professions code says you need a license when:""The making of eight or more loans in a calendar year from the person's own funds to the public when those loans are held or resold and are secured directly or collaterally by a lien on residential real property consisting of a single dwelling unit in a condominium or cooperative or on any parcel containing only residential buildings if the total number of units on the parcel is four or less. ..."

Those are the points I would make to my wife.Then I would by a SFR, because she tends to win this sort of argument in our household.