When you rely on outside help that may or may not exist, you increase liability.

Also the property taxes in El Paso increased by almost $400 and that’s another reason that I’m paying too much.

@David FriedmanYes you are correct, it is almost like a reverse mortgage and yes there is a huge element of speculation to assuming a 2% increase in property value for the next 30 years (although it is in Irvine near the University!).

Since their lease expired 5 & 9 years ago(2 separate unit), can I file application with UC township to catch up previous rent increase ( average 2%-3% CPI Consumer Price Index increase)?

Make sure all costs are passed through to the tenant, including all permits and approvals, maintenance obligations, tax increases, etc.

However, that doesn't increase your chances of getting the house, and makes for an awkward transaction.   

Would like to buy direct from other owner (No Real Estate Commission) with living trust money's but need to hold property in living trust not my name or get hit with high property taxes increases. 

is it better to wait until the risks of increasing supply and economic slowdown subside? 

I am helping investors with $0 down, $0 out of pocket Solar on their properties to increase the value of their properties for when you sell, flip or pull down.   

I realize the slow and steady way is to pay off the mortgages and increase cashflow, but it seems like that will take forever.