@Armand Farrokh - Find someone who has the latest rental agreement from San Francisco Apartment Association (SFAA), or you can join SFAA and get access to their forms and templates.

I have been playing with the idea of A cashout refinance ( to make them commercial), but I am also weighing the option of buying using a commercial mortgage now and doing a sale to access equity later.

Auction.com handles foreclosures too... and likely H&M as well... so this is dangerous water to wade in without experience.Absolute first step is to learn how to access all necessary public records in order to conduct a basic title search on your own.

I literately use 17 tubes of caulk in a 650 sq ft apartment to try and block places for them.Rough trip down memory lane, but yeah.. you aren't the only one!

I've found that just getting access to the MLS is worth getting your license for there's a ton you can use on there to help your investment business.

The seller's son was representing the sale, though I'm not sure why they didn't list the house (something about he was licensed for commercial real estate and didn't have MLS access?). 

Once I did that, it became clear my bachelor pad was never going to cash flow, and I was better selling it, taking the proceeds, and buying something that will cash flow.Also compare your goals to your area -- I live in Philadelphia where unless you get properties at a discount, or off-market, you are buying at a premium, and are banking on major appreciations in the regional real estate market (which in Philly, can happen on a block-to-block basis) which are not a given.

I highly recommend you search for deals daily, but you will hit a lot of unnecessary road blocks along the way if you haven't identified your team. 

From the Gateway Express, you’ll be able to access the new St.

and if something is not to code (e.g. blocked fire exits), require the owner to fix.Where they do not provide any service and just impose a fee (e.g. occupancy fee with out doing any inspection), that is an infringement of ownership rights.