I understand your frustration but have you looked to see on average how long it takes to sell a house in your neighborhood...the other possibility is that the price is too high...those are the first two things I would look at.

. ($20k 5-year asset = $4k deduction per year, times 5 houses = $20k deduction a year for the first five years, separate from property depreciation altogether) This process will save me a couple thousand dollars at least, and will probably be the deciding factor in whether or not I can afford to purchase another investment property.More cash flow now is more important than paying taxes later, all real estate professionals know this.

I could afford to own both houses with the 'rental' being vacant indefinitely.

Someday when I can afford a highend sports cars, I will still drive a family car to showings or appointments.

How much can you afford to spend on a home?

Then I started to research the difference between the two, and found very little, and was afraid to do any birddogging.That piqued my interest in RE, and the license was affordable, so I went for it.

All I'm saying though is the younger you are, the more risk you can afford to take.

However, I can't afford to... literally.

It's just so frustrating to live in California...although I believe the market is getting softer.

Insurance is also affordable at $168/mo for hurricane/fire/hazard and liability for the entire property (3 duplexes, 6 individual units).