Ahh that makes a bit more sense as long as you have proper reserves you should be fine, you should probably do the math on your options and see which one is better for you, because it may differ based on what inventory is available at the time and/ or how much you save over the next year.

Ensuring PM is accounted for is a good idea.

But, I'm looking for advice on how to give them a non-renewal notice in a proper legal fashion to mitigate any issues after they move out. 1.

@Harjeet Bhatti how do you properly protect yourself and your partners when not doing an LLC?

A lot of DIY tax software is good, but it does require a decent understanding of the tax law to ensure that you are not missing big tax deductions.I would consider reading information that CPAs put out for free on their blogs (you will find a number of good articles through a simple google search). 

There are systems to ensure your value of information is noticed and you get appropriate value for them, be a college professor.

Ensure you buy at a price and at terms that you will cash flow if the property drops in value.

I'm currently in SF proper, but looking for flips in East Bay or Solano County. 

What makes you or your aunt think that a real estate agent is qualified to write up a legally binding contract that will properly protect her interests and comply with state laws?

I to be honest don't know if that price is ok my numbers work out great but I am a noob and could very well have numbers wrong.I know normal duplexes in the area sell for 30k less then this but most of them look like they are in need of updates pretty seriously. this looks like it would attract very nice tenants with proper screening granet counter tops excetera.So with me living in the studio I wrote the rents as 850 each so 1700 total my morgage would be around 619 Now taxes are absolutly atrocious in this area 486 ouch insurance I put as 1000 a year not sure if that would be accurate need help there.so about 560 total between the two.