Understanding you are angry and frustrated beyond belief I get the 1/2 of comment, but that isn't reasonable at all. 

We could also afford a nicer property in a better part of town where I believe there is more potential upside on appreciation than areas we would be able to afford if we run it just my wife & I.If we didn't do an LLC could we just put it in our names and still split?

In realtiy, doubtful they could change more than 10% of their current process for you.Since most outsource companies can only afford the prices they offer by hiring from the Philippines and such, why don't you just bypass them and do the same?

I was looking for some advice/opinions, I live in California and have realized buying a house here is not affordable for me, so was looking for other states to buy my first investment property.

I’m looking at affordable markets such as Columbus OH (any other market suggestions welcome) because my down payment and rehab funds are limited (hoping to stay at around $40k) and I’m hoping to do a cash-out refinance to get more cash to invest.

I know this could guarantee a portion of the rent, and would make my properties more competitive in the given location, as most prospective tenants here can't afford much.

Note: I cannot afford 20% for the property as down payment but can afford 10% as down payment which is possible while buying as a second home.Thanks in advance!

My strategy is to buy and hold for long term As a DC native, It’s important for me to give back to my community by investing where I grew up, giving people an opportunity to have great, affordable living opportunities.

Are these tenants more risky than the regular SFH tenants, because they can't afford to rent SFH?

The thing is that my fuel and toll expenses will go up since Newburgh is the only affordable area near the city and in NY state right now.