@Chris Lin, I appreciate your candor and sharing your experience here at BP. 

Ask an attorney for the cost breakdown, factor in holding costs, assume they'll do more damage on the way out and then ask for a bit more for the headache.But again, especially with no experience with evictions and it sounding like a mess, I would be very tempted to just walk if the tenant is not going to cooperate. 

Any experiences or thoughts would be appreciated.

Does anyone have any referrals for property managers in the Los Angeles area who specialize/ have experience in mid term rentals? 

Everyone is there to learn and connect, and everyone started out with no experience. 

highlight_post=5222888&page=1#p5222888https://www.biggerpockets.com/forums/311/topics/915728-experience-with-rent-to-retirement-turnkey?

Often it's not so much someone with real estate experience that seasoned investors are looking for so much as it someone who can take other tasks off our plates.

My actual experience has been very varied.  

In my personal experiences a lot of structural items start with bad drainage.

@Gil CanfuBased on my experience working with over 400 investors, investing in a single-family home in Dallas with a $300K budget is a smart move due to the area's strong rental demand and appreciation potential.