Fourth, tenants tend to “try more stuff” with mom and pop landlords than property managers.

You could try talking with a lender that offers DSCR.

Hey Alton, hows it going trying to find properties for $30,000 to $40,000 & is sourcing private money an issue?

The plumber will likely have to cut open the ceiling to confirm and make repairs, so you can save a little money by learning how to do that yourself, confirm the problem, and then call the plumber for repair, then patch the ceiling yourself.As Jonathan is trying to point out, it's important to expect these things and have funds on hand to deal with them.

It was early and I did not think my communication was very clear so I tried to delete the post but I guess it left your 'quote' in place.So to answer your question- Yes. 

I would put pressure on the GF to try and help get him out because they will both be held accountable for the unit.

Don't even try.

They are threatening to sue to try and get something from you but most likely will not go through with it as you have no written contract in place and in california there is also no non-compete agreements.

While trying to understand your thoughts on this, why did you think out of state investors would not consider it?

Gaps in rent payments or undisclosed tenant issues should have been red flags.It’s good to see the OP trying to help their client navigate this, as acting promptly is critical for any chance of recovery.