If statistics matter the data says buying a franchise opportunity has a much greater chance of success and will more likely match what you expected going in.

It was listed with an agent several months ago, then before I got a chance to look at it it went under contract.

Thanks for your reply, I think if I can get this deal pretty cheap I think I stand a good chance at making some decent money on this property.RD

Its barely keeping me alive right now, let alone another bill.

I had a chance to look over your history and it's obvious you are a highly experienced landlord generously offering all kinds of useful tips--notably on contract and legal matters.

There's no chance you'll get a HELOC to do it, because you have no equity.

When you get the chance to PM me bill I will give you my primary e-mail so that we can talk more, thank you for your time and have a wonderful biggerpockets day....

Bring your documentation that you own the house and a copy of the 72 hour notice.The JP clerk will give you a court date and in most areas, it will be within the next 10 days.Show up in court and all you say if/when the judge asks what you want to do, just tell them that you bought the house and would like to have the occupants move.The judge will grant the eviction and will give the occupants a 5-day appeal period.99.5% chance they will not appeal it.After the 5-days is over, go back to the JP court office and file for a Writ of Possession.

Now you say that the market is slow in CA (this is so very true), but there is a lot of chances to make money right now.

They cash flow (barely) and are easy maintenance with long term tenants (and they were built in 2005).