Don't know CA law.

I am also a third year law student.

The better the deal the greater margin of safety.

I've decided that we should focus on Austin, TX as our main starting point as it is one of the top cities in the country for population growth, employment, and low unemployment numbers.My wife and I have decided to take nearly a month off of work and fly our family (Me, my wife Victoria, 14mo old baby Jude, and mother-in-law) from Seoul to Austin so I can learn the market and try my best to find some deals within that short time period.

Or is the tenant completely protected by Texas law to do what she pleases even when signing a contract?

It included the phrase: "the enjoyment of life and liberty, with the means of acquiring and possessing property... and pursuing and obtaining happiness and safety."

As far as buying it with my siblings, one has 1 year left in law school and the other is about to begin her first year at dental school in the fall.

1) I have a friend that has a house and land that her and all of her sisters-in-laws and brothers-in-laws have been trying to sale for years.

I wish I could use the Wagner Law Firm for everyone of my closings,  I'm doing three this week with them and they are going as smoothly as possible. 

Some investors have had luck attaching tax return refunds etc. and I would imagine what you can do varies by debt laws in that state and then the federal collection laws.Bottom line for me as a landlord as I am not in the debt collecting business.