You can’t rely on this method to pay for your way of life in the short term.

Long-term a San Diego SFR has a good chance to be a good investment but the smart RE investors are not purchasing them at retail and many of them are taking a loss in the short-term.Your brother-in-law likely is not so dire to sell to be willing to take significantly below retail price. 

no i don't have it"... her background check was clean when i took her on.i believe she grabbed it (either by error or on purpose) i know i'm screwed on this one..she is on a short term lease (she's like 4-5 months into a 6 mo) which i will not renew...  

I want to keep it short and sweet but not sure what to say. 

The real question is whether now is a good time to by for the short-term. 

This would require a short sale, and all that entails, including negotiating out the code enforcement liens.

How many flippers run short of cash, or are seeing their profits eaten up by holding costs, and might be looking for a faster way out of a deal? 

Long story short, we will be displaced for 2-3 months during remediation and I have a usable rental that my tenants won’t need during that time.  

And with cosigners a similar track if you are a bit short or a bit tied up with your other projects.And putting the loan under your business entity that way you can do more deals. 

I would probably work to get the 2 smokers out with hopes the middle tenant stays for the short term.