I think your first move should be to get your financial situation a little more stable, which should be fairly easy for a college educated individual in this economy.

I prefer less options. 

In this circumstance we are looking at having the individual prepare lists from using the local circuit court access website, mail envelopes, and receive and filter calls. 

However, when you shop around for a mortgage, you'll get a better idea of what your local lenders have for closing costs.4) Typically, they appear to be fairly accurate, however, I still prefer to get my information from the source. 

So far we have 19 units and have done the individual key per unit thing.

What a base hit vs home run is also will vary for every individual, but if you don't play you'll never win.

When you have such a major area like the Bay Area and Sacramento regions within 2-3 hours drive and lots of high wage earning individuals in those markets I would believe they will continue to vacation there.

I prefer leverage as it can raise your COC return.  

That is risky in itself.It would seem a lot wiser to take those individual retirement plans and invest them into something they can each do independently such as smaller properties, trust deeds, crowdfunds focused on real estate based assets, or the like.

I prefer the single military members unless I should be concerned about partying and multiple people living in the house that isn’t on the lease?