Obviously one that has experience working with RE investors but also someone who can work with my small business (my main job - non RE related) as well as out of state businesses! 

The section 8 individual sent me her application back first.I have already called HUD and am waiting for inspection.My question is- can i send the lease to be signed by the non-section 8 person or do i need to run the entire section 8 process because I received her application first?

I can't see how non-owner-occupied investing makes any sense in Orange County. 

@Pavlos Kasselouris SEC regulations only come into play when you are dealing with securities (public or private).

I'm thinking the obvious thing is just to call the cops, any time a tenant tells me that there are non-renters in the basement, but maybe there is a better way.

That could be $1K non-refundable fee PLUS $30/mo.2)  Use the lease as leverage, but likely don't evict. 

I know things cant be perfect, but some things I thought will be fixed:things i wanted fixed:flooring - is a bit dented on one of the units, living room - seems like they just did a quick flip, and floor tiles are not perfect and levelwasher dryer - no hookups and none present - wanted at least a hookup or one in one unitpipe diagram - this i believe should be a must, since i want to know where the pipes run behind the walls. documentation of the flip/fix so I have public records as the new owner on what they actually didrefrigerator/microwaves - this is a must, seller claims broker told me these will not be provided..Not sure what seasoned investors do usually at this point (probably they fix rehab things themselves).

The last thing I want to think about when deciding whether to terminate a lease on bad terms or evict a non-payer is whether or not they are going to pull into my driveway when I'm not home and my kids are playing in the yard.This is a business that usually has positive personal interactions, but the potential for disagreements and hurt feelings cannot be ignored. 

@Dean Ingraham Publication 527 defines real property trades or businesses as this:Real property trades or businesses.A real property trade or business is a trade or business that does any of the following with real property.

You better be ready for non-pays up to 100% of the portfolio, evictions for months on end, all units being stripped clean and made new, and as always getting them rented.