The problem can be solved by having some adhesive or bonding glue on hand, it just makes for more fuss.

If it's 11 months left, your hands are pretty much tied.

Though this is a very hands on and almost a full time gig, especially when you start adding more and more doors to the equation. 

I would say at minimum you need your lease, your 3day notice letter, mail receipts, pictures, etc, also perhaps a copy of your bank statement where you show they paid rent, then didn't.Get busy with this....if they can't pay $900 or whatever this month, no way they can probably pay $1800 next month or $2700 in month 3.One thing that might save you time.....mail, certify mail, and hand deliver your 3 day notice. 

Unfortunately, this model got way out of hand in the late 2010s and 2020/2021.

Think about it, you could spend the next year or 2 living with your parents (which I think was absolutely a smart move, btw) and just saving money...not achieving either of your goals of owning or buying a home for your wife & family...AND, not to mention that if you do purchase your primary residence first you're going to increase your DTR & likely significantly reduce your cash on hand, which is likely going to set you back a few years on your real estate investment journey.

So what i bring to the table in my Journey:Flexible job that makes me available throughout the daysTruck and Gas pre paid forSome Cabinetry and Trim experience  10+ years dealing with subcontractors as Project MangerSome investment capital on hand 20-30KI guess my overall feeling would be to network with like-minded people that possible could bring other contributions to the table (knowledge, capital, etc.)  

On the other hand, our house has a brand new roof, brand new hot water heater and recently renovated kitchen with newer appliances.

I've run the numbers on a handful of multifamily properties in and around the Bay Area, and Gurbeer is right... breaking even is a win in the Bay Area. 

So let's see what the net looks like:2421 rent - 242 (prop mgmt) - 2035 (expenses as outlined above) =  (+) 144 / month.So, Nikki proved me wrong - you can find a positive cash flow property with 20% down assuming the rent amount of $2421.As such, this could be a possible play for a new investor who is looking for solely hands off  turnkey.