Also after a few calls to local land surveyors, all pointed me to one company who is the local food zone expert.

Just a little food for thought as it seems like you’re leaning towards selling.

I'm particularly scared of our 5-figure reservations during the Festivals....Unless someone distributes poisonous food in the area to all your guests at the same time, you should be good.

Most of us lie to ourselves...and many people lie to themselves every day, all day long (about finances, fitness, food, friendships, family, faith).

Food thrown into kitchen sink., on and on,,,,So, I left there saying I was going to evict and once I calmed down and spoke to the parents, they begged and pleaded with me to give them a second chance.

If it's just a rehab and they didn't altered the structural integrity of the building i wouldn't worry; many flippers don't pull permits especially in places like california where the building and safety is something you want to avoid like the plague.

Food for thought...

He and his wife are younger and have no kids, so their criteria are more focused on walkability, restaurants, and safety, and less on schools.Does anyone have any suggestions on which neighborhoods to look to for investors or maybe a person they could have coffee with or talk to in the near future?

Since those are lower interest rates we are considering just saving up for our next property (while keeping a safety net of course) instead of paying down debt. 

Then, you add food and utilities, etc.