But i have been networking heavily... i am going to the REIN event on sept 12th..

In any event, the normal landlord response (in California) to non-payment of rent (which would include partial payment) is a 3-day notice to pay or quit.With regard to your question "If I do the 3 day notice to pay or quit and they pay the owed balance, can I end their lease in a few months from now?" 

My family is an unfortunate event where my aunt is medically incapacitated and we’re taking care of all her finances.She owns an apartment in LA that is under RSO and the only source of income supporting her at the moment.

Highly recommend you join Meetup.com and attend local real estate networking events.

If so, what steps did you take to separate your business from personal, increase your tax options, and limit your liability in the event of a lawsuit without going the LLC route?

Thanks for all the helpful links and suggestions.Welcome and the great news about a hot Texas real estate market is that there are a TON of free networking events to meet others in the industry and learn! 

You're required to do 6 acts of volunteering during the year for the life of your loan, but acts of volunteering includes telling other people about the program, not just going to activist events or volunteering in the administrative offices.

It could be events in their lives that require them to need money, they could be close to retirement and not want the hassle (they could be young with growing families and not want the hassle), they may think the market is fully valued, they may have read that New York City class A rents are falling and take that as a bellwether for the market, they may want to trade up into a larger deal, etc.Regarding your question about why the prior owner did not complete the upgrade program and capitalize on the higher rents, it is very common that the existing owner is undercapitalized and there is not enough cash flow (after the owner takes their draw) to pay for improvements.

Erick,I want to tell you this is not an uncommon event.

.#1 Airport in the US sixth year in a rowDirect international flight to Paris out of Indianapolis with plans to add more direct international flightsTech Incubators are gaining more traction as new tech companies move to IndianapolisCarmel and Fishers have both been listed as #1 cities in USTons of multi-national conventions (USA Today rated #1 Convention City,) NCAA headquarters, annual NFL combine, the #1 annual sporting event in the world (Indy 500 = 3X the superbowl attendance)I'm always surprised at how many people don't have Indy on their radar.