Of course, the guys here think the market is tightening up, but they have never been in a "tight" market like L.A.

Definitelydon't want relationships to be strained because of this.

And guess what folks, we're going to have a tightening of the market (much like @Michael Haynes is eluding to) in the not-so-distant-future.  

I heard from a mortgage guy that FREDDIE MAC's Home Possible is tightening their belt, reducing the 147ish income down to 89kish on July 29th, though the median income may be adjusted, but not likely to help our situation.

Here is the list:Asphalt cracks fix up – coding for drivewayRailing/ spindles for decks x 2 - both decks are about 8x8 feetPower wash for deckStain for Deck x 2Garage doors x 2 - need to replace bothAir conditioners – 2 - need to install new ones, the current ones are rusty and oldHeating system Furnace x2Water heater x1 - 40 gal Windows  – 2 lower level double hang 2x2 feet; 4 bedroom – double hang 3x3,5 feet; living room - 1 big window 4x4feet - steelChimney top cover x21 New toilet  1 New sink with the stopper  1 Fan for downstairs bathroom 2 bathroom fans1 Stove 1 Dishwasher Bathroom wall fix - about 20"x20"  drywall water damage next to the tubGarage ceiling fix - old damage, no leaks about  a square foot 2 Toilet needs to be tightened to the floor. 2 Filters replacement for kitchen fanKitchen cabinet missing 2 doors We are about to find all the pricing on all the things that we can buy.. but we do not know how to incorporate labor into this quote.

Right now, we do not have a lease agreement and I wouldn’t feel right asking my mom to pay me the rent I would have asked from a tenant, mostly because I know how much of a strain that’d be on her financially right now.

For the immediate future I'm not worried much as my properties have at least 30% equity; I tightened my investing criteria and I'm increasing the reserves. 

If that's true, I would dive into podcasts/audiobooks while driving/doing chores etc while simultaneously focusing on tightening the belt to save cash for a down payment and cleaning up your credit.Then when opportunity strikes you will be both mentally and financially prepared to jump!

After 4, the requirements tighten, so you couldn't do more than 4 at a time and then you have to requalify.

I do think that if the lending climate tightens up vs. what it was like before 2000, its possible we'll stabilize at a lower level than pre 2000.