We're in the process of suing the tenant for the back rent and damage to the unit and I'm guessing she called the city to report the violations to claim unsafe living conditions or something.

I wrote down my steps to begin so that I can visualize the process.

Then, compare them to your property.I'm in the process of buying another 3-family w/ a partner.

So as I'm processing everyone's responses, here are my challenges (in my head):1.

Rehab is done and in the process of doing a refinance for funds for the next one.

As a brand new investor, perform this process at least 5-6 times before you have a job in hand that you're desperate to start.

So there are 1) very few scenarios where a deal makes sense, and 2) hundreds of other investors scrambling for the same deal when it does exist.With regards to short sales...A short sale is a long and drawn out (and often frustrating) process, and is not for the faint of heart, or for wholesaling, in my experience. 

If they do not pay for next months rent, start the eviction process right away.

Enjoying a Royal Crown on the deck overlooking the beautiful Lake Merritt and laughing with new friends was a great way to top off such a wonderful day.

Someone who doesn't mind guiding me through the process and is crystal clear.