You would be coming onto market at the prime time and its in downtown so hopefully it'd be contracted for the sell within a month, but northern Cali is a slower market sometimes since we're not as densely populated so id say 3 months.

I also like having credit cards at the management level rather than a credit card per property.We can get into the weeds with this stuff but it all depends on your specific goals and how you're managing your properties.

Brian,All good stuff sounds like your building a Good Network and team. 

He left his belongings inside and later texted his intent to pick up his stuff.

Ok, next let's remove all the high risk; bye-bye sec8, D/C class, per room rentals, STRs, all that big variables stuff GONE. 

Other risks, the contractor walking off the job, a storm hitting and delaying the project for weeks, someone breaking into the home and stealing stuff (which happened just the other day to a client of mine), a squatter, or drunk driver driving into the house (happened a lot at my old job as a firefighter lol).

Of course I have googled already and all that good stuff.

I already contacted the organisations that pursue this stuff, none have bothered with me.

big question is what kind lawyer is going to work for less than 200k and only do basic landlord stuff ?? 

I know nothing about that stuff but hear it mentioned all the time.