Besides the rent and the costs normally associated with move out (cleaning, paint, etc.) the tenants are also responsible for marketing costs (which are basically zero as I do all the work myself and do not pay to advertise) and commissions that have already been paid, but these again are usually very minimal fees that are not really making any of my tenants think twice about leaving early. 

5) I understand that the main risks are that the title may not be clean, back taxes may be owed, tenant might not want to leave. 

I hope these tips were helpful and if you have any feedback on what has worked for you and is working for you, please leave your comment. 

My goal is to gain enough financial freedom to supplement what I currently make so I could leave my desk job and work on my own hours so I can be home with my family.I currently have an opportunity to invest with an investor who is to my understanding very successful in multifamily, but it seems to come at a hedty cost $10-15k.

His getting the day of our meeting wrong and leaving me a rude voicemail asking why I wasn’t at my property like we agreed upon and “missing” my replies back to his texts are just to name a couple.

If you leave now, can cash out (one time) value of$80k. 

I like the idea of growing my business and building wealth, leaving the current corporate scene faster with a franchise.

I think the better option is to leave California but I understand you may have a different opinion.Buying in California is really expensive.

roof and ac are a must for sure, second question is since we are gonna live there that means one family will have to leave and we have to decide which side we want so how do we approach this in the most delicate manner?

It appears the relative has been living in the house for several years, without any type of lease, never paying rent and has no intention of ever leaving.