Also you mention he has an awful reputation yet you acknowledged in your initial post you repeatedly buy properties his brokerage represents...not quite adding up.

And if all houses have not been fully rehabbed (we do fulls on every buy), some expected number for capital expenses should be included in that (IE if you have 3 years left on your roof you need to be deducting $X from that figure, repeat ad nauseum for all major capex).

Its been vacant for 21 days now I’ve had it down to 1200 for weeks and just added $500 off first months rent.

It involves much more than collecting rent or throwing up a Craigslist ad every blue moon.

Mello Roos are bonds that are floated to do off and on site development and then added to the tax bill. there is also 1915 act bonds etc.. if there was not the ability to float bonds CA would never have developed as it has as the up front captial for major improvements would have been a major stumbling block..

I would be focusing on adding value into the homes you are looking at.

They are also constantly updating it and adding new features/metrics to help. 

We recently looked at a property outside our agents area (2 states away) and found a fee that was added which we questioned and were told it was a mistake and was removed . . . not sure if it was a mistake but be sure to read these new contracts BEFORE signing as things have changed since August.

@Grace Norton adding to what's been written already, you'll want to get a 2-year work history for both.To consistently pay rent, requires consistent income, which requires consistent employment.Pretty simple concept!

My original SFR was 1100sf and I added 2 units: an 800sf SB9 unit and a 750sf ADU (converted garage plus addition).