Honestly probably not, but I hate people who blatantly flout the rules because they are too cheap to pay an extra $25 bucks a month.

Among other metrics we can see the pool of registered Rs continue to drop...it's now at 24% which means Cali is a one-party-rule state.Completely anecdotal, but I don't know anyone that knows anyone that knows anyone who left solely due to 'affordability'. 

I see so many people on this forum in a hurry to create LLCs. 

Structure your lease to spell out house rules and who is responsible for what. 

You also correctly noted the carryover losses from previous years, which can be used to offset current year profits.Based on your figures, your net income on Schedule E would indeed be $2,000 ($2,000 profit - $0 carryover loss for one property, and -$4,000 loss + $2,000 carryover loss for the other).Your concern about not being able to claim losses due to higher income (> $150,000) likely relates to the passive activity loss rules.

But a rule of thumb would be to just post the eviction earlier as for me 15 days late for regular tenants they get a notice and section 8 i dont let it go past 3 months now for their portion.

Since you are in an HOA, you would still want to check the rules on that as well although that would be harder to tell while you are still there.

Create your buy [box] and stay in it.

Highway 74 is one of the more exciting developments, and as someone with Family in the northern outskirts of Winston-Salem I must say it's a great improvement in local infrastructure. 74's goal is to effectively create a beltway that circumvents inner city traffic and links to the highways that people are frequently trying to get to.

*this post does not create an attorney-client or CPA-client relationship.