All three houses cashflow and she is not interested in selling at all as this is her retirement plan and main source of income, however due to excess cc debt, a high DTI, low credit score and lack of financing options, she is extremely cash poor. she is at the point where she could and I think should declare bankruptcy on those cc's, and move the houses out of her name. in order to get financing, all houses need to be in LLCs, which they aren't.in order to kill a couple birds with one stone, my mind goes straight to 1.

I highly recommend you purchase "Every Landlord's Legal Guide - California Edition" by NOLO.

All these things I am telling you not to do, are hard, expensive, time-consuming and they anger and upset people, not to mention that a lot of those tactics are becoming illegal.I am here to tell you, show you and prove to you that you do not have to nor should you do these things.My wholesale deals trump most of y'alls elaborate high-risk flipping profits, while:I don't low-ball anyone,I don't lie to anyone,I don't trick anyone,I don't spend a cent on marketingI don't lift a finger on marketing.I don't chase anyone.I simply tell them exactly what I am going to do, 100% transparency.Now here is some actual concrete proof: ($128,816.06) for one wholesale deal.I am not selling you anything.

the issue right now is that with both prices and rates high, it is very, very tough to have cash flow unless you're employing some kind of creative and/or hands-on and/or value-add strategy, or combination of strategies. 

Its about 1150 sq. ft per unit with 9 foot high ceilings.

So, hard money would encompass most if not all of the following characteristics: not credit based, loan amount based on the value of the hard asset offered as collateral, high interest rate and high points, short term loan, relatively low LTV, low documentation requirements, non cash flowing properties still considered. 

The location is quite desirable and very close to high performing Cupertino schools. 

In addition, 5% to 8% each for maintenance and cap ex would be way too low in virtually every market but possibly not in high rent San Francisco.  

I live nestled in a high tech area with friends who work in data security and its a common question/concern so it doesn't trigger undue alarm.Good argument for a bonded/insured PM in providing a layer of protection for both tenant and landlord

The ROI is crazy high as we bought at $203,450 now it is worth around $400,000.