Also, does anyone know of an attorney in Sacramento that deals with landlord/tenant issues?

If you plan to be in another state when your depreciation amortization is expired or when you plan to sell off with cap gains (not using 1031) then it would be less of an issue.

Do appraisers even care what the owner is using the property for?

Now be careful as  you cannot mitigate and change the lease terms  by asking for higher  rent amount or shorter lease term from the new replacement tenant.

By doing that you should be able to raise the rent and possibly the sales price depending on the demand.The best way to make more money is to be prepared to move to the hot areas and by buying small apartments and working your way up to make enough to be able to hire an experienced Property Manager or a Property Management Company to take care of the daily needs, both maintenance and occupancy,  that is experienced in that area or type and will report you regularly on what you need to properly oversee their efforts and the properties financial status.One good thing is that many smaller apartment complexes are owned by Mom and Pop. 

@Darlington Agu  I would be careful on buying in Memphis. 

Take care and continue being brave. 

Does anyone know of an active REIA there?

I am planning to buy another home (most likely a live on oneside rent the other multi family) next spring once I take care of some unwanted credit card debt and save some money for a down payment.

Control the process and create systems, something it took us a long time to figure out.If everyone knew how amazing of an opportunity real estate if for wealth creation, tax benefits and lifestyle, everyone would be doing it.