1) Yiu REALLY need to know what CA will  allow you to do, I don’t know, but the state may say too bad landlord, you lose. 2) Assuming your attorney (Or you if you’re able to decode the laws that relate to your situation and are willing to go to court in front of a judge against a “sick” kid.) think you have the right to collect the rent I’d give them two options. 

Over two years, I built up 12 doors, which now generate about $100k in net income annually.

As for the third target market, Sacramento is close to you, it's a state capitol, relatively inexpensive, two major universities, great local culture...

The two WORST performers are down 85% each!  

These two allow you to close or change "title Vesting to an LLC" without triggering a due on sale. 

Quote from @Mackaylee Beach: I think these times (the last two years), and this year are the ones that will give birth to some of the best investors.

Quote from @Tod DuBois: Another Furnished Finder POT cancelled on me after I went out of my way and paid to review them on Key Check and signed up for Key Check contracts, made two contracts, allowed a pet and still, two days before the check-in, they did not sign.

We’ve been trying to onboard with AppFolio for the past two months, but the process has been incredibly frustrating.

I have a W-2 Job, capital saved up for a down payment (or two), and a buy box based on my affordability.

The two of you would need to sit down with an attorney together and have a partnership agreement drawn up.