The rent I collected during my approximate 14 months of ownership basically covered the rehab and other minor maintenance things I had come up.

The lease is up in 5 months, and we were considering putting the house on the market (we were lived in the property for a few years and are trying to avoid capital gains taxes when we sell this investment income).Thanks for any suggestions as I have never had to go through a claims process this extensive in any realm.  

You only need the license if you want to collect a commission for helping others buy and sell. 

If the HAP states the tenant isn't responsible for a portion & your manager rented it for a higher amount than listed on the HAP your manager & yourself are committing a felony collecting money from the tenant.

Here are an example of two thingsWholesaler gets property under contract for $100,000, finds buyer and assigns contract for $110,000, collects $10,000 net difference between the two.Agent gets listing at $100,000, finds a buyer for $110,000, collects a commission of $10,000 net difference between the two. 

At least you have a rehabbed unit and have collected most of the funds owed you.It is worth noting that your friend might not be able to get utilities in her name, if she has poor credit.  

PM was more about collecting rent than quality tenants.

PM was more about collecting rent than quality tenants.

@Matt Brown I am exempt from the VA loan fees as I collect VA disability.

Does anyone know of any good collections companies in Sacramento?