I would still reach out maybe with a nice well written letter about your child, what types of things sets off your child and how their late night behavior is affecting your child negatively.

My goal is to find a place that is reasonable <$250k, that’s I can see good cash flow with the 1% rule, but having trouble finding that.I have looked into STR, but again, I would require a PM and unfortunately that and HOA fees are extremely high which makes it a negative cash flow which is why I redirected thing to long term rental.I may consider the Texas market but will require a PM.Any suggestions would be greatly appreciated.TIA

Now the baggage:The homeowner is telling me that previous people have had issues obtaining financing on it because one person owns seven of the remaining 10 units excluding hers and 2 others. that majority owner apparently has a very negative local reputation.

If I were to find a way to lower costs by 10%, which would be extraordinarily hard to do without cannibalizing some part of operations that would negatively impact performance, I'd save about $4,000 per month.This is savings of $48,000 per year that would flow to the NOI.

As @James Lowery noted, there is opportunity in 35805 - however, as @Hamlin Caldwell alluded to, you absolutely have to know the area/neighborhoods. . .a house on one street in this zip could be a cash flow winner, where as the next street over house with the same square footage could be a disaster/cash flow negative.  

But as my broker says the ones they refuse negate the need for higher premiums on homes in better locations/less claims. 

It essentially allows leaf debris to pass over the gutter and the water to still be caught in the gutter keeping them cleaner longer and negating rot and damage to the eaves.

Until you get the project to a certain point it will be negative and then as tenants sign advance leases you build the exterior shells and then the interior is finished with whatever TI's are negotiated.

He's right that when the bubble burst people were underwater on their "investment" and stocks can wipe you out but you can't go negative. 

Multi-family should also be more stable over time, since you have multiple tenants and losing one won't necessarily make you negative cash-flow.I don't think my numbers will make all that much sense to you, since Bay Area MFR tends to run at lower cap rates (lucky to find anything at 5%+ these days).