While I do agree with @Greg Scott that California is not the easiest state to be a landlord, the investment results make it worthwhile even in places like San Francisco where a savvy investor can identify the value play opportunities.The fires from the past few years have made the rental market in Sonoma and Napa counties very favorable for landlords with higher rents as demand significantly outstripped supply.

Right now oil markets are so flush with supply that storage is a huge issue.

Population: 492k (KC)Population Growth: 8.2% increase in population since 2010 (KC)Median Sales Price: $200k (KC MSA)Median Home Value: $211k (KC MSA)Median Household Income: $52k (KC)Unemployment Rate: 3.5% (KC)Housing Supply: 1.4 months (KC MSA) Historically, market equilibrium has been 6 months of supply/inventory but this figure is likely about 4 months in today's market.

Huge Carolina sports fan, my girlfriend currently works for the knights! 

If you go with wood flooring I would recommend any thing made with bamboo which can take a beating and to extend the life of the floor you can add in the lease " rugs most be supplied by tenant in high traffic areas"For Kitchen Cabinets I wouldn't mind Ikea, its cheaper then the home depot line up and not to mention they can offer lego like buildable interiors but also can offer lots of replacement parts. 

Here's what to do:-Document all the damage and get quotes-Send a letter to the Section 8 tenant stating they owe X amount over and above the security deposit - include the list of damages and the repair costs-Have the repairs done-Once the courts reopen sue the tenant (I've only ever sued in small claims though it sounds like you would not be able to get the full amount of damage in small claims as it's capped at $5000; so you can either sue at 5K or hire a lawyer, which is likely not worth it as lawyers are expensive)-In the event your friend takes the tenant to small claims and sues for $5000 and wins, you then go to the Housing Authority office and show them the proof (photos of the damage, contractor billing, supplies, etc.) so the tenant's voucher is frozen (it will be frozen until they pay you; of course there's a chance they won't pay you the 5K)-After a set amount of time (where I've done evictions it's 30 days) you go to the prothonotary's office (mine was located at the courthouse) and for a small fee you can get a lien against the tenant.

Since land can not be moved land owners, unlike business owners, free lancers, sports teams, etc, are an easy target for politicians to attack.

Originally posted by @Brandon Olsen:Hi Brandon,Here is a Railroad Depot restoration that was completed in Michigan (just across the water from Ontario).It's in a friendly touristy town of 33,000, that hosts events such as square rigged tall ships, sport fishing, and etc...

Just looking at the whole debacle with the testing and supplies with COVID-19, do we really think that this will be done well? 

From what I am reading, housing supply is low.