Now that I believe I have value to offer, I plan to become more active in the forums, aiming to assist those who helped me and support newcomers who are embarking on similar paths.Cheers BP!

Insurance has gone up a lot and costs of repairs, etc. 

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

A state like Nevada are closer and offer tax benefits over CA. 

Either for violating the Alienation clause or non payment of tax insurance or mortgage payment.Now you friend is trying to figure out what to do. its simple he needs to stroke a check and pay the mortgage off. probably does not have enough time to refi.Now scenario 2.. your friend bought a sub 2 from some one that did the sub 2 and they are not paying your friend is now going to lose his/her house even though they have paid the person who bought it sub 2 ripped his payments and did not pay the underlying and is just a theif.which is it ???

I want to offer her $350,000 for the condo (its a fair price for it), 5% down payment ($17,500) and pay her monthly $2,000 for 3 years, after which I would refinance and pay her out.

IF the property is different - then maybe the program  being offered is the only one thats  avaiable 

If you are setting aside funds for capex, taxes, insurance, or other expenses that don't occur monthly, transfer those funds to Savings each month and hold them there until it's time to spend them.

I ran across this company/tool here on BP last week and have been looking over what they offer. https://www.houseflippingspreadsheet.com/Yes.

If you already manage your 4 properties, you can build on those systems you already have in place and offer your services to other landlords and investors.