The mortgage has a small balance of $22,000 with a $232 of monthly payments which includes principal, property tax, and fire/water insurance.

You have enough info right now, and including the REIA meeting networking, to be very dangerous.What you need to do now is this:1 - Learn Market Analysis.  

A Protected Tenant is also a tenant who is terminally ill as certified by a treating physician licensed to practice in the State of California, regardless of their length of tenancy.Application fees submitted will not be refunded, including when it is determined that a tenant is a Protected Tenant.

In fact I need to know everyone who is living there including their pets.If you are currently living in a home with a lease option, I doubt that it allows you to sublet it unless that was written in before you signed the agreement.

@Darren BradleyYou will have no shortage of active investors to partner with, including me, if you find a deal.  

There are numerous areas around downtown zoned RM which allows for more than one unrelated person.

Property is EOG and I need about 20 windows in all including the smaller basement windows.

There's numerous ways to find deals that you can research here on BP.I would network with some agents to get access to MLS properties that fit your criteria.  

But as long as the mortgage and other expenses including vacancy threshold cost is paid in full by the tenants and a few hundred dollars a month cash flow, my spouse and I can seriously pay off our expensive degrees in no time with just our income.

I have always included mine in the rent.