no legal advice but from a fellow california landlord start the process. if she is a professional tenant she will quickly figure out all the things you have done wrong and cause more problem for you than if you just did it right.When my tenants are late or problem children  I sedt a strong professional letter telling her she has X time to pay or I will start the evection process under the fullest extent of the law.

Can't go wrong there.

What I mean by "they want a Realtor" is that they want a person there to hold their hand and show them what they are doing right and what they are doing wrong.

@Danielle Cage For me it comes down to this: who can you hold accountable if something goes wrong?

Ewww what's wrong with the toilet?" 

IF I do get it I will not keep it because it's on the wrong side of town for me But I may have to take a few things for my house :-)

IF this make you nervous and your answer that's why I am hiring a property manager - then this is the wrong property.

The title company could have put the true conveyance amount on the deed.and its also why Zillow and truila values can be so very wrong and have wild swings as they pull their data from those docs. and in non disclosure state were every transfer says 10 they have a real hard time with accurate numbers.

Nothing wrong with the Kiyosaki approach; "because your home is a liability", so cash out and preserve your equity by moving proceeds into other assets. 

I was asking the wrong question.The right question was this - how can I bring value, regardless of age, to others?