When you turn your primary into a rental you will lose the primary residence exemption.

The nasty tenant is on a month to month lease but I’m not sure if I should non-renew or just risk losing other tenants.

Either for violating the Alienation clause or non payment of tax insurance or mortgage payment.Now you friend is trying to figure out what to do. its simple he needs to stroke a check and pay the mortgage off. probably does not have enough time to refi.Now scenario 2.. your friend bought a sub 2 from some one that did the sub 2 and they are not paying your friend is now going to lose his/her house even though they have paid the person who bought it sub 2 ripped his payments and did not pay the underlying and is just a theif.which is it ???

You have to read a set pf plans to answer the questions, etc....And if/when you pass, you'll have at least 5 years of paying dues and losing money before you're any good.

If you want to find people who will try to help you lose your money, telling them how much money you have and where you will be is a good way to start.You are limiting yourself way too much by focusing on LA, but with $2 million to burn you could likely find some good cash flow if you are paying cash, but you don't sound like the management type just from this.

If your tenants lose their jobs, then they should also be expected to move out of the rental. 

Losing low interest loans a big mistake.Blend the interest of a high interest loan with the low interest rate loans and see what the blended rate is.

I turned this into a LTR just because we moved 2.5 years after buying it and I wanted to rent it to not lose money on the move.

Insurance companies are losing money like crazy on property coverage so this is not likely to be the end of it.

Although I'll lose revenue from the amendment, it is a great law to enable home owners to remove unlawful detainees.