You made some mistakes when you moved in by not protecting yourself, is it worth your time effort and expense or would you be better off simply accepting lesson learned.Many landlord will gamble the tenant will decide it is not worth the battle and those landlords are usually right.

I don't see huge upsides as there is only a few years left in the up swing and after transaction costs, it's not that fruitful to buy now and hold for another 5 years or so.Also, I'm in earthquake country and insurance is a gamble at best as they may deny a claim.

You do your best prior to move in to background check but there is always a bit of a gamble.

The only down side to being older, in my opinion (other than physical limitations mentioned) is not wanting to gamble on having to start over by making mistakes due to ignorance of laws or a market or being taken advantage of by a bad PM. 

To not accept them is just a gamble on whether or not you think your applicants are not savvy enough to know they can sue you, and that is a gamble I would rather not take in a place like San Francisco.

Left 19 years ago from the Central Valley to Vegas for more business opportunities, entertainment and dining choices, less traffic, cheaper gas, no income tax, cheaper flights, bigger newer houses, lower utilities, gambling, lower property taxes, lower sales tax, cheaper insurance, real estate investing for all those reasons plus MUCH more favorable to landlords. 

It just makes it a blind gamble. 

I know a few people who are addicted to gambling and it's not good. 

If you want to gamble on appreciation, wager your money in the stock market.

Are you familiar with "Ignite Funding?"