My job is in Oakland and I hope to stick with it a while but if prices don't adjust in the next few years, we will be forced to move out of state or to the valley with a 2 hour commute.My personal prediction: A major readjustment/ mild bubble burst not as severe as 2008 by 2019.

If it is on an MLS,  the Realtor may be able to contact the MLS office to make an adjustment. 

Eventually, they will overbuild and some will be left holding the bag and the entire market will adjust, but that hasn't happened...yet.

Loan gets adjusted every 5 years and will not be raised over 2%.

I think it really depends on the neighborhood, the climate, and the cost. 

File Affidavit of Small estate.Give Sister Promissory Note for amount and terms that account for credit adjustments due to condition, normal costs if sold thru broker, and monthly oayments that still allow strong positive cash flow, even after paying ongoing maintenance expenses.Don't complicate it.

Essentially, the withdrawal is added to your Adjusted Gross Income for all tax purposes.If I were you, I'd go ahead and pull the $10,000 maximum out to put down on your first house.  

We sat down with them and laid out a timeline were we would increase the rent by $25 immediately and then adjust each quarter over the 18-months to recapture the rest.  

Educational climate?

At a 10% cap rate (adjust to your market) those repairs should justify a combined rent increase of $10K/year, $833.33/month or $138.88 per unit per month.