Impossible to render a “judgement” without a skilled person to “cross examine” each “witness”.  

One other thought - I've successfully added a clause in the lease that indicates if I have to go to court and get a judgement to collect money for anything, the tenant is on the hook for 7% per year interest on that amount.

Be cautious there are not any pending lawsuits or judgements against the entity.

Does water pool in areas next to foundation after heavy rains?

If they move out still owing you money, get a judgement against them. 

However, high ground water levels, like those after heavy rain, can submerge leach fields, causing "over saturation" and system failure, leading to potential septic backup in the home and, if Santa Cruz County Environmental Health is notified, could trigger a ATD upgrade requirement.

While the dollar amount will vary, your negative cashflow projection is relatively accurate.Duplexes within that price range in the counties referenced do not exist in today's market unless we're talking about duplexes with a lot of deferred maintenance and baggage i.e. tenant issues, title issues, liens, judgements, code violations, open permits, etc. 

Min Requirements:-Non-Smoker-Income must exceed 3x monthly rent-Min credit score 600-No evictions or unpaid judgements from previous landlords -Background check will be conducted on all applicants over 18-No more than two pets (dogs and cats) allowed.

Franklin Raines didn't have to give back any of his salary.

If you foreclose on a borrower, and don't recoup the full amount owed on the note and mortgage (plus arrears, legal fees, etc), then you can file a deficiency judgement for the remainder.