At $2800/month for that property, you might consider reinvesting or just using a HELOC so you can keep that low interest rate while enjoying the equity you've accrued.I'm in Sacramento, it's the perfect balance between appreciation and cashflow.

In fact, it might be just the perfect way to get through to my unresponsive tenant.

That was about as perfect of an answer as I could have asked for.

Your lack of a "maintenance magic wand" and less-than-instant remediation show total disrespect for these 'perfect people'! 

There might have been some but I have been told by lawyers it is perfectly legal in the entire country.So ban them if you want to ban them, and don't if you don't.It might be a real shocker for some here but there are actually landlords in every state in the US that do drug tests on tenants and evict them for positive tests all the time.

Iv been to court to waste $1500 on a professional tenant who destroyed the unit and Iv paid $500 to get the keys back and the unit in perfect condition in half the time.

If you could pick your perfect buy and holds, what would they be and where?

You found the perfect starting point right here!

It is perfectly O.K. to rent to related parties as long as they are paying fair market rents.

I've used credit unions exclusively for the past 20 years, so am out of the "commercial bank" loop.SparkRent looks perfect, but I can't find much to reassure me that it's reliable or trustworthy.