For what it's worth, my current job has a very high barrier to entry in terms of experience/licensing so I can get hired tomorrow and make the same money if I ever needed to come back.

I didn't realize you held such a high honor of esteem! 

I highly recommend a PM, but some people have the time and ability to self manage their properties. 

Highly recommend.

SOFTWARES/TOOLS WE USE:Quickbooks (just changed from Stesa) - AccountingGmail / Google Drive - I create an email for the business and use this as a shared drive for all of my rental documentation.

For So Cal house hacking is the way to go because of the relatively high home prices.

In their favor:As homeowners and landlords they should be more reasonable and take better care of the place.Steady income with SSI and willing to hustle when they need more.They are motivated to make it work, offering more and reasonable concessions.If there is no carpet there would be less impact by dog or bed bugs, if either go worst case scenario.Not in their favor:They may be renting as a temporary situation until they can find where they really want to live long term, so they may not be a long term tenant.They are not familiar with the neighborhood, other than school district quality, so they may not be a long term tenant.What I would look at more:How long have they all lived at previous addresses?

Rates too high, I couldn’t rent to cover the cash out of $400k+. 

That seems a bit high?

Looking back on them, they are mostly all geared towards using OPM and how to market for notes and a very high level of getting into notes.