Rick has been to my ranch gathings several times.We are in "violent agreement" about the owner occ thing.

I personally do not see another crash like we had ( and especially violent in your area ) in a long time if ever for the following reasons.1. to many investor regardless of this thread are paying cash ( close to 50% of them)2.

You still need to screen potential tenants to make sure they are not crazy or violent and would not care what happens.  

Oakland was ranked the most expensive, violent location in America meaning that it's most expensive place in America to live where you are still likely to get mugged walking your dog. 

I particular I have (based upon the advice and input of others) created a Screening Criteria with scoring to help applicants know how I select the most appropriate renter as follows (please advise if you think I should make changes):Rental Application Screening ReportInterview: House showing: Walk-through of property: In person 5 pointsUsing licensed realtor representative with FaceTime or equivalent 5 points Using licensed realtor representative without FaceTime or equivalent 3 points Other: 0 points On time for appointment: 5 points Running late, called to inform: 3 points Late: 0-10 minutes 2 points 11-20 minutes 0 points 20+ minutes- landlord leaves, applicant rejected Respectful and courteous: (subjective, score -5 to 5) To landlord: To each other: *Cursing, swearing, pushing, shoving, and violent behavior, demeaning speech or treatment of landlord or landlord’s agent or to one another: Applicant rejected Neat/Clean appearance of all parties: 5 pointsApplication: Filled out application entirely leaving no blanks: Yes: 5 points No: -5 points, grounds for rejectionPaid for application fee?

for 15k a door. .he was giddy of what a great deal he got... spent about 10k a door getting the units back to rent able condition putting in a new hoop and BBQ area.. well within first 30 days hoop is destroyed BBQ are stolen he had one murder and a bunch of other violent crime he thought we would sell at a 15 cap and make about 500k on the deal.. he ended up selling and losing 400k... all in 18 months place ended up boarded again.. these areas are only appropriate for those that FUlly understand the market the tenant and how to run these areas.. an investor buying a SFR if its in the wrong area will just throw their money away.. you need to buy quality.. if you do you can a good day.. although be aware values do not rise there. 

He is a violent offender with a drug history)2.

For me, it turns out that I react completely differently to knowing someone (who I had met) died tragically and violently in the house, versus the more abstract assumption that someone has died in the house in the past (again, I've always lived in old houses that probably had deaths, and that doesn't bother me).   ...In the end, we canceled the contract on that house, which is no picnic in any situation--much less a scenario like that... 

There is plenty of crime there most of the violent crime is dealer vs dealer.

It’s violent man