As always, I'm signing into BP to ask another question I can't find a solid answer to anywhere else on the internet.

Don't waste time sending direct mail to fourplex owners in LA or OC.

Any solid commercial broker/agents present here in this forum?

From your recommendations on PM, contractors, banks, inspectors...etc...people will see that you know the area, recommend good, solid and reputable companies and will keep coming back to you to purchase the property from you. 

Peak can generally tell what the area is like and won't lend if they think it's not a solid asset.

Unless you are doing above a certain $ value, getting into a syndication will be a massive waste of time and money. 

Just giving some solid general information here.

I respect my lease and expect every tenant to do the same otherwise I would not bother wasting my time having a lease.

The house is in decent condition, maybe needs a few minor upgrades and rough cleaning but other than that, it's in a decent location and a solid house!

Think of it this way,You could buy a home for 2.2 mil todayOr wait for a downturn to reduce the price by lets say a modest 10% of 2.2 mil That's 220,000 in savingsDivided by your "wasted" 4,000 a month in rent55 months.You could keep renting for 55 months or 4.6 years waiting for a downturn and break even if prices fall 10% I would keep renting.