From their latest SEC filing they had an 'average rental rate increase on non-month-to-month leases of 3.3%' for the three month time period ended September 30, 2015.

When you bring prices under 600k, look at resale only, non-waterfront, short sales and bank owned only, etc., that inventory gets cut in half, so 1.5 - 1.7 months.  

From my (non-lawyer) experience, yes, the lease remains in place (The Covenant of Quite Possession).  

Sales tax exemption is for those purchasing items for resale, where the sale tax is taken at the point of resale(or for non-profits like churches)You do not collect sales tax when you sell the flip(or flop)

Per my previous post, I'm guessing your below-slab vapor retarder condition is lacking to non-existent.  

I'm looking for referrals for great:- property managers- handymen (non licensed preferred for cost reasons on the majority of small repairs... even more specifically for laminate flooring and painting)- property inspector / contractor- a local attorney would be nice to knowThanks so much Jim I really appreciate it!

@Rhett Tullis are you saying that a foreclosure would take significantly longer to process than an eviction for non payment from a tenant?  

I have removed the non-paying tenant, and now two great tenants with good jobs and are very handy (they do all the repair labor for me; I just pay for materials) live there paying $700/month (this is a bit below market, but I'm OK with that since they help me out with repairs).My plan is to keep on doing some necessary repairs--just cosmetic stuff like replacing the broken blinds and replacing the smoke detectors, etc., since there's nothing major that needs to be done (otherwise I would use contractors rather than the tenants)--and then sell it to a local investor for $85,000ish who wants cash flow but doesn't want to go out-of-state or just refinance and keep it as a cash-flowing rental and then use the money from the refinance (or the sale) to, depending on how the market's looking, collect additional cash-flowing properties in the Antelope Valley or simply sit on cash until we have another correction.  

A few notable ones: https://www.biggerpockets.com/forums/311/topics/113694-50-percent-rule-in-my-worldhttps://www.biggerpockets.com/forums/48/topics/227168-50-rule-fiction-non-fiction-lets-see-for-37-491-sfrThe second link looks at a SFR hedge fund and their numbers.

I'm looking for $150,000, which would provide enough of an income stream that would let me do this full time.I'm open to traditional and non traditional loans, investments, financial partners, or any other ideas that may be out there.