Would love to get some help :)I have 90K cashIt's the first house I'm buyingLooking for an investment property for cash flowI don't have any debtMy income is only 25K a year.The banks wouldn't give me a mortgage since they say that my income minus my current rent and other expenses doesn't leave me any cash for a mortgage payment even that I would be renting out the property I'm buying and that would cover the mortgage.Any ideas how to get a mortgage with those numbers assuming I'm not going for primary house?

If the numbers work and you are confident you can cover the cash flow in a bad situation then do it.

They are on a month to month lease which we have informed them we will not be renewing for a couple reasons, the first being that they are a complete slob and are trashing the place / from the looks of it are the reason the place had bedbugs with the previous owner , the second being that they have dogs that are not covered under my insurance. 

I do recommend to use inspection, especially since I am abroad investor.In addition, the inspection report help me to make sure the contractor quote covered all major issues, and I also use the inspector to visit during the rehab to make sure the contractor finished each construction stage.Investing ~$250 in inspection in compare to the money you invest in buying and rehabbing is not major and reduce your risk.Good luck.

Northern California is too expensive right now to make buy and hold work--rent is really high but not high enough to even cover the cost of the mortgage in most cases.

The law only covers service animals when they are performing a service.

If our unit would rent for $1,000, I would include this in the analysis (even if this covered the mortgage), to show what the true return of the property would be after we move out, correct?

Thanks @Kyle Johnston sure the rent covers everything.

You would be better off with a 1031 exchange it into another property, rather than paying capital gains.You seem to believe you are cash heavy, but I think you are overestimating how far that cash will go and with only $50K income for a family, you have low income coming in. 

I've done 3 in the last few weeks on two properties covering over $80K in repairs.