.: @Bill Hampton @Zachary Jensen @Benjmin Weinhart @Sean O'Keefe  Thank you so much, the expenses are legitimate and I am only traveling due to the investments I want to purchase San Diego.

There has never been any sort of lease signed nor has she ever paid anything more than a few electric bills which are next to nothing since he has solar. 

My tax advisor referred me to them, and I also utilized cost segregation on the properties, which significantly reduced my tax bills.

If they pay all their bills and maintain a job it's unlikely they'll turn into an unemployed bum once they move in.

Quote from @Bill B.: You could also get a line of credit for about $150k (you should be able to borrow 75% of the value.)The reason I suggest this is…1) you save $40-$60k in selling costs. 2) you have a lower blended interest rate (2/3rds at 3.25% and 1/3rd at 7 or 8% instead of the whole $500k at 7 or 8%) saving you another $1k/mo in interest. 3) you only pay interest on that $150k when you actually use it, not from day 1  Unless you hate this property, or want to buy something you can’t afford without selling, that would be my plan.

Quote from @Bill B.: 1) Yiu REALLY need to know what CA will  allow you to do, I don’t know, but the state may say too bad landlord, you lose. 2) Assuming your attorney (Or you if you’re able to decode the laws that relate to your situation and are willing to go to court in front of a judge against a “sick” kid.) think you have the right to collect the rent I’d give them two options. 

I keep track of expenses as they come in (I have a notebook) for each rental and file the invoices/bills/etc as soon as they come in and are paid. 

Property owners get an annual update on their SEV & Taxable Values with their city property tax bill, typically sent in December.So now, the city assessor tracks the SEV, but homeowners are taxed based upon the capped Taxable Value.

Toss in a month or vacancy, a high repair bill, a remodel or what have you and they are making just as much as you are. 

That's easy compared to trying to fight and erroneous $13k water bill (a real issue we had) or an insurance policy tripling (that too).