The Bay Area is expensive, and although you might have a better chance finding renters there due to the population and employment opportunities, it doesn't seem like there is much potential anymore in finding a reasonably priced "up and coming" area where long term you can might get lucky.I've heard on the news that downtown Sacramento, midtown Sacramento, and East Sacramento may have some construction projects in the near future to revitalize some of the areas.

Is the 50k in a 401k of your current employer?

She is moving out of state for her job but her employer cannot tell her when.

It was referring to the fact that all real estate markets are different, and following.. the employment, income, demographics, supply of land & housing, desirability, demand, etc. in that particular local market will determine what happens there..

If the tenant pool remains employed, even at a reduced rate, they have the ability to pay because of the income requirements required by the property manager we work with.

The instances where you can have more than one gov't loan arise when you are relocated by an employer or have a reason beyond your control that you are no longer able to live in the home with the 1st gov't loan. 

A properly set up S corp should result in savings of at least self-employment tax on your transaction.If it is a property you bought to hold then you need to leave title where it is and complete the 1031.  

That's disgusting, but it is an employer's market.

Even then, I still perform an exhaustive amount of research to make sure I'm not overlooking something important, such as the quality of the local schools, the city's plans for growth and renovation, employment outlook, and any special tax assessments levied on the property.I've seen a lot of people buy a house 2,000 miles away, sight unseen, then wonder why they have so many problems.

Even those that are employed are worried about losing their job and competing with 20% of the population to find another one.