Essentially, I would find 5-10 other investors who also don't like our PM options. 

With some properties, the manager is solely there to collect rent and deal with tenants, with other properties, I expect them to essentially "run" the property for me (pay utilities, take care of accounting, insurance, etc.).

Living in San Francisco and working at your job has allowed you to save $2,500/year for 10 years, while essentially renting a room for $1,600/mo and not owning the property.You have the opportunity to move to Sacramento and put that $25,000 down on a $250,000 property.

I currently have 22 doors and essentially have run out of capital.

@Brian Eastman,Thank you for your response/expertise.Does the land trust essentially add a liability layer of anonymity, or is it something else?

Also really avoid all the pseudo science here, essentially no one knows the health effects of chemicals especially people who are speaking through the internet megaphone.

My plan is to continue to save for a year for a down payment and closing cost, yet I'm being put in the position of having to sign another lease (different address so essentially have two apartments under my name) in order for an immediate family member to qualify for an apartment.

I understand this website essentially offers some of that, but I'm wondering for more on-hand things such as tort, usury, etc. cases.

Do you have someone who you trust to essentially be your project manager?

Drawing cash from your HELOC essentially allows you to skip the costs from that first closing (assuming the house you buy can be covered by the total value of your HELOC).