I have been sticking to looking at strictly SFH REOs because that is what I feel most comfortable with (aka have done the most research for), however I continue to get tempted into a possible townhome deal, or at least look closer into them.Is the major disadvantage dealing with association regulations?

At the end of the day, in an environment like this, I recommend to my clients to pick the top 10 multi-families that are as close to your numbers as possible.

This is evident from the number of posts from landlords that have never bothered to read, let alone learn, their state landlord tenant regulations.

This makes for a challenging wholesale environment.  

Did you study your state landlord tenant regulations before you decided to go into business.

Require them to commit for 5 years in a likely rising rate environment--that return may start looking pretty anemic.

Specifically with mailings, I would talk to your broker, let them know what you are looking to do and see what they suggest, they're the experts on advertising regulations ... and you may have signed something in your independent contractor agreement with the brokerage when it comes to advertising that will apply to no other agents on here except for those within your brokerage.

Every year without exception, but I am in a rent control environment and have no other option if I want to stay current.

I do know San Diego is pretty strict against short term rentals so obviously look up what their regulations are.You mentioned a granny flat and splitting the house, so if you're going to be having some sort of shared walls it may be best to put that in your listing as I have seen some people get negative remarks by not mentioning that the house is shared with the owner or some other tenant.As well as lining up two to three excellent cleaning crews, the easiest way to ruin your profit is to start receiving negative reviews for cleanliness and or falsely advertising what your place really is.

You could choose otherwise but you first need to confirm with your landlord tenant regulations as to how 60 days is defined.I would plan on giving her notice near the end of February and the termination date would be the last day of April.It is within her rights to have the court hold her rent however that does not mean the court will rule in her favour on the matter.