I bet, when you started investing,  this day seemed so far off it was silly.

Limiting those expenses is a significant part of landlording!

But I wouldn't be surprised to see us settle in the low 6.00% range.I have some aggressive bets in stocks and long duration bonds that will benefit if/when that happens.

I need help finding statistics of appreciation, population growth, job growth.California of course has great appreciation and limited competition growth with high house prices making renting almost a necessity but I worry with more people leaving California then coming in this year that Phoenix might be a better investment in terms of long term growth.

i am totally impressed with the way 'guru' out there trying to influence people promising there's a gold cave somewhere from 'infinite banking' to 'my own the greatest system ever' :-) I bet they save their money in the crypto token as well.

Also, many tenants are younger and have limited credit history.

Note that water penetration is not limited to flooding from rising water levels on the ground in a weather event.

So far I got only individuals with a rent limit of 1200-1600is it  common to let  2 - 3 individuals who don't know each other rent the house?

Liquidating the property is by far your best bet. 

Closing Costs – Remember to factor in refi fees and how long you plan to hold the property to determine if refinancing will save you money overall.Since you mentioned owning the property for only a year, your equity might still be limited, impacting your options or leading to higher costs.