Thanks Kevin for the tips and advice.

I have systems that I like for everything else, so I don't care about applications, leases, background checks, etc.

This means that you each separately own 50% of the property.As for who lives where when, nobody’s going to care so long as at least one of you moves in after escrow closes.

Looking to reuse my cash to grow the portfolio more quickly any tips?

Shu Matsuo has said in his content that you can go, buy a house, and then have someone take care of it while you aren't there.

I’m gonna be totally honest with you, it’s extremely hard if not impossible to replace a full time 40 hour a week with rental income at least in the shorter, it’s the type of thing that helps you retire a little early and have a buffer in retirement, my grandmother has been in poor heath for years, those properties have allowed us to give her the best care possible, if you don’t already own a home and feel comfortable with your budget and the ability to live in that house for  at least a few years, I’d get started on that don’t even need to over complicate it, find a budget, find a house you like and can see yourself in at least for the medium term buy it. 

Wow Ben that's amazing, any tips on what kind of paint to buy?

In the event of a failed inspection, the Santa Cruz County Environmental Health Department will be notified.

Thank you for the tip Dmitriy and for putting the links  

I don't care what state it's in...I just want to know where to get it.