Yet they can have $6,000 per month in disposable income.

For instance, this place already has new kitchen cabinets, granite counters, new windows, new porcelain tile floors, washer and dryer hookup, LED lighting, garbage disposal.

A lot of the time smells coming from the kitchen are from the drain/garbage disposal.

Underwriting a tenant or borrower is looking at the big picture as Sue mentioned, I look at the use of funds, financial management, disposable income after debts and my obligation is paid. 

Disposable cash was always in short supply.Using the concept of 'deferred gratification', that experience has let to a nice cash out so don't get discouraged (see profile for retirement).Their toys will not be warm when the w2 goes away.

With 200 - 250k at your disposal you could easily find a SFH house in South Orange County in the 600-700k range.  

It will seriously eat into your disposable retirement income.Can't you just move into one of your rentals?  

My "basic" 2bd/1ba unit here attracts people with $60k+ incomes (who can't afford to buy a place), and the way a tenant with lots of disposable income acts is often (I gather from talking with others) very different from what investors experience elsewhere.So, broad generalization of course, but this might be one of the underlying reasons why that San Diego property seems to be so easy to manage.

To me, move out happens when I get the keys back, and any personal belongings left are to be disposed of, at the tenant's expense.

You will need a respirator and {preferably} a disposable coveralls.