I do not want to drain my emergency fund in order to have the funds to pay for the down payment and would rather leverage the equity I already have.

No emergency.

If you did your yields would be better, but of course you would have no shared appreciation.Since you've put the 3hr limit on distance from LA, a preference for appreciation (I assume over yearly cash flow) and noted you're handy I'd suggest looking into a emerging B or C market in LA.  

@Chan K.In my experience major issues like no heat, no hot water, or other emergency situations 24-48hrs at most.

Face-checking website Snopes also noted the bill could potentially lead to scenarios in which an emergency room doctor refused to treat a gay person (though the onus would be upon the doctor to then defend that behavior in court).

i’m interested in areas that are becoming popular for millennials/young professionals, so have been looking at southside, downtown, woodlawn...not sure if these are still considered emerging or not on the flip side i’m also interested in strong blue collar neighborhoods close to blue collar jobs.

Owner will not enter the premises without first making a reasonable attempt to request entry from the Tenant, except in the case of an emergency or Tenant’s failure to respond within a reasonable amount of time.

I want to be sure that an emergency is dealt with right away and a non-emergency is handled appropriately.I'm looking at Answer First, it seems decent because you pay by the minute and I'm not sure how many calls we will be receiving.

This is one reason we incorporate a bit of a buffer, and we always encourage clients to keep a cash reserve in place for unexpected emergencies.

Letting them know we  do an inspection (yearly or twice a year), and that we plan to fix non-emergency items during that weekend, has greatly cut down on the "stupid trips."