Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

It is hard and will be a full time time job to do it right. 

Im also trying to be very careful and diplomatic because she is otherwise a dream tenant ( except for issue off course).

I would like to get into the flipping game, buying a house in the market wherever she can get a contract in, and my full time job is to flip the house.

We live in the bay area because this is where our jobs are and we have family in the area, but we prefer to invest in landlord friendly states.

STR without ownership is basically a STR PM job for you.  

The city's macroeconomics is looking great - lots of population and job growth due to the booming tech scene and many companies choosing to move and develop here.

It seems that to be on Section 8 you need to look for a job on a regular basis.

Make sure the previous property management company did their job and communicated a change in management prior to you taking over--along with your contact information.If they have no done this, they should so the tenant doesn't feel like a scam may be going on.Just make sure they're away of where rent payments need to go and who they can contact in the future.