@Scott MeyersThanks that tip on calculating business value Scott!

My property manager, softened once we read the California's renters right and landlords responsibilities manual, that I got as a gift from my RE agent years back.We are leaning more towards taking this as a learning lesson and redefining our  expectations of the tenant through the renters addendum and addressing this issue when the lease expires.Yes, the Rental is in Southern Californiacomments???

The numbers don't seem as good as a quad...Any advice or tips are appreciated, Thanks!

Two answers, both serious, but only one that SOUNDS serious.First, check and see if you are paying by the "tip" (individual pickup at a flat rate) or by the ton.  

@Will R.Account ClosedThanks to each for the tips!  

BP has some great podcast with some fantastic stories and tips that will help you, so I highly encourage you to listen to them.

Thanks for the tips guys, so what if I dont go through a short sale and just treat it like a regular whole sale?

To be honest, I hope I never even see the property, just provide a good, safe living situation for the tenants and collect some solid cash flow each month.All that being said, anyone have any tips for out of state investors?

Any tips to get back on track?

Jack Butalathank you very much, with that being said I will take all your tips to consideration and thank you very much.