Because of that, part of my job-description as a landlord is as a counselor -- running the gamut of counselling on everything from roommate disputes, what not to pour down the sink, how to (honestly!)

I spoke Saturday morning And kept it very short, primarily on what to look for and what NOT to look for. 

@Jay Hinrichs I'm aware of the MLS only membership available in CA, I was one for quite a while, no need to pay extra to have somebody tell you what to do and what not to do, we already get enough of that in this state. 

Ive met a few that requested pro formas and whatnots, and that's probably where i need to improve myself at.

All the hard work and sacrifice to buy a duplex or what not just flushed down the drain for "entitlement"

I may be mistaken but I thought in order to get the liscense after all the tests are passed and what not you need an agency to sponsor you?  

Don't get an inspection on a property that you have not done any work on unless you really don't know what to fix and what not to fix!

(I Know what not to judge off of already)My homes arent luxury and often are in the middle of the city, with crime rates and negative things all arounddo you own a city home?

Check out this article I wrote in August '07 about Chase Bank and What Not to Do In Customer Service (note the 381 seething comments afterwards as well).

So I am grateful to have found Bigger Pockets to learn what to do... and what not to do from great information available here and access to other investment gurus that share their expertise and experience  for a better shot at success!