Everything on the Internet about rooming houses has painted this method to be so negative. though I understand the type of tenants it attracts. there's Nothing but negativity about rooming houses when doing my research. however because of the lack of information out there MANY PEOPLE, MANY LANDLORDS ARE STILL using this method cash flowing a nice penny every month/annually. what better place to ask for some feedback on this niche.!!

And that's not using every penny of free cash flow from the property, I always put 10% into a capex fund for each unit each month. 

Not only this, but she woefully under-rented her property to these tenants (she was kind of a slum lord).A couple months later, one tenant is buzzing my phone off the hook, calling the police, and constantly demanding work be done on his unit, while paying what amounts to pennies to live in the nicest area in Dayton, Ohio ($460/month).

Or should quite literally every last penny go into rentals and we also just keep renting the entire duration?

You'd be better off putting the $10k into penny stocks, or potentially even watching it swirl down the toilet as the entertainment factor will last longer. 

Minimize your expenses in San Fran by finding a roommate situation, save every penny, and invest in other markets.  

Thank goodness I was in the military and never paid a penny out of pocket.

This really sounds like a bit of penny wise pound foolish. 

The wife painted one room while I skim coated another. 

Try your local fencing supplier they often have guys/subs that will pick up jobs they outsource.We did that with a local supplier here & had a couple of guys put in a complete backyard fence, 4ft high black plastic coated wiring, for $2500 including materials that they picked up & hauled.