OC multifamily also seems like a fairly stable rental market.

., but also not looking to buy off the shelf from the local big box stores.

I'm interested in CS because it is a hot market and seems very stable compared to others I'm seeing right now.  

Another choice is to find a couple of investors who are stable, and provide longer term financing than a hard money lender. 

I've done some preliminary internet searching for a system but with the abundance of cheap technology out there am having a hard time determining a good stable solution. 

If your still active duty or have a stable w-2 income using that $40k you could expand and buy more real estate.  

This would allow you to save up and make a valuable investment in the future once you have stable employment. 

I'm glad you've got more stable folks lined up for all the places, and I bet you'll enjoy them more anyway (as will the firethrowers, guitar players and other folks in the community).  

Also make sure you have a good solid lease that covers variables many off the shelf leases don't always consider (who mows the grass, who is responsible for changing HVAC filters, lightbulbs, etc) clear outlines of late payment policy etc.

The problem is which one to sell, either the 4 plex in the iffy neighborhood with the higher % return or the 5 plex in the stable neighborhood.