I know I will be seeking a lot of advice from others in the BP community so I wanted to offer to help others as well: If there are any investors in the Sacramento, San Francisco, or Los Angeles areas who don't live in those areas and want some information on them from locals, I have lived in all three cities as an adult and can answer any questions you might have about neighborhoods, good locations, etc.

That being said, many mortgage companies will lend to any adult who has a credit score of about 600 and a couple pay stubs.

Or how about 4 adults saying they want to share the bedroom.

You are fortunate that they have hired an ineffective law firm unable to competently handle their collections.In addition, I find it incredibly amusing that you complain about the "investors" in your neighborhood not paying their dues while you sit on a pot of money refusing to pay yours because the association attempted to collect your delinquent debt, because you don't like that you have to pay annually rather than monthly, and because the association won't pay police to patrol what police are already paid to patrol.I don't believe the members posting here are pro-HOA, I believe they are pro-being an adult and paying your debts.

Also a tremendous amount of construction is being done with a minimum of a dozen separate projects catering to students and or young adults. 

It depends on the market and the timing.But any tenant that says they *can't* pay, that's a red flag for sure, especially with 3 adults.

I have a family of 7, 5 adults and 2 children that wish to rent our rental home.

In a lower priced rental, are there  generally less needs for fixing simple things by the landlord if there is a family with a male adult living in the home versus a single mother.  

I cannot imagine an adult professional being charged this fee though.

Assuming in a duplex 4 adults and 2 kids what kind of monthly income should I expect?