Both moved in back in 1970s, so they are probably in their 70s of age now...Now, I understand that these tenants are "untouchable" in San Francisco, and your only hope is to wait until their pass (sorry to say that)..

When you move to another city rent out your primary residence.

I'm moving to Utah in a few months and will be looking to potentially start this business. 

Though, this process will be the same for the other state (if you created a CA LLC you may need to register it as a foreign LLC in the state in which you are doing business/holding property).

We did get all the arrears but processed the termination.

We would NOT need to order a 1007 market rent report if we had either:1st months rent and security deposit2 months of rent deposits (canceled checks)If it’s a departing residence we could only use rental income to offset monthly payment (we couldn’t use extra income if 75% of the lease was 3,000 and mortgage was only $2,500 I couldn’t give $500 of income to boost DTI unless he has moved out of the home for some time and we have 1 year of history of being a landlord (which it sounds like we do, just not sure if he’s just moving out of this home).

@Vanessa Switzler Congratulations on your move to a new market.  

Best to partner with a builder who has experience in JC and can navigate the permit/zoning process with the town plus do the renovation work needed.

One side moved out and the unit has been vacant for 6 months. 

Did they progress through the lending/collection ranks to hone their crafts, or are they glorified stock brokers that have simply bought and sold paper without really knowing the nuts and bolts of the collection/foreclosure process.