Many who have invested passively in real estate the past few years are in deals not going well and they are much more risk averse and are doing a lot more due diligence (unfortunately from lessons learned from not doing it previously)Plus as mentioned risk free return vs risk adjusted return does not make it very enticing for investorsWhen it gets to deploying capital we have more deals than we know what to do with.

View report*This link comes directly from our calculators, based on information input by the member who posted.Just looking at getting into real estate investing.

In the few times that it has happened, we've been able to fill the vacancy within a week or two.I may also have a different perspective because at 25, I had a failed business and moved across the country for a new job.

If you could find a duplex property (or a single family house that could be turned into a duplex--check any HOA restrictions first), or a "fixer upper" to live in, that could be a better use of the equity you have in the rental house.If you run the numbers and decide it makes sense to sell the rental house (check with your accountant, figure out closing costs to selling and buying) then you'll possibly have more money to put towards a primary residence.You may want to check the neighborhoods that fall in the school district you want to stay in and look in "under appreciated" areas...maybe not the A class neighborhoods, but ones that have potential of becoming "improved".While I understand your desire to stay in a particular school district, it's not the end of the world to consider other districts if they will allow you to build real estate/family wealth that will put your entire family tree in a better position."

(For SF rentals, the odds are surprisingly low if you are managing your business properly.)

A lot of real estate professionals are struggling with the same issues.

When you do business someone can make a claim even if you didn't actually do what your being accused of, its about having process and documentation to prove that you were not in violation.  

The system protects the criminals more than the law abiding business operators.I agree with others though, turn it over to a local competent collection service. 

I'm interested in connecting with like minded individuals who are also passionate about real estate investing and property development. 

We still need to send the business plan to one of the private lenders who we have been talking to and who has been giving us pointers helping us along the way as we are new Real Estate Investors.