@Jonathan Breton first what is the purpose of the card? 

With rents running $2,600 people compare them to fancier Manhattan units.

@Paul Caputo good point, abandonment studies are often not done at all as they fly under the radar a bit as compared to cost segs.

It's not cheap, but it looks relatively cheap compared to stuff in Culver City, Westchester areas and of course way cheaper than a place like Venice Beach.

I wrote the above for informational purposes.

I like to think I run fairly conservative estimates (at least compared to the projections we use where I work).

However I do plan on living in the property temporarily so if I use traditional financing I can get into the property for as little as 3% down ($2400 compared to $40,000) with the current interest rates at around 4.75% for 30 years.

I'm looking to rollover my 401k into a self-directed IRA for the purpose of investing in a note.

I would put it on the tenant, mainly because for financial purposes they will have to take over those payments once the house is theirs anyways.That being said I know my HOA does not allow transfer of fees to a tenant so I have to pay myself every month.

@Yer Xiongkansas City is much better for cash flow compared to sacramento.