If you dont have that ability maybe you can start off bird dogging. 

My entire portfolio has utilities paid for by tenants, only one of my 4-plex buildings has a bill back system setup right now with inherited tenants that have been there for decades. 

I understand this coming from you who practice ethically but if I have this right, a realtor who is not ethical can say anything thy want, true or not, lie about having received other offers and the buyer has no recourse or ability to know if what they are being told is true.

For reference, the tenants pay 1200 a month, but fair market rent is 1800. 3) if the tenant isn’t willing to pay the higher rent, do I have the ability to replace them due to being the new landlord?

Purchase a duplex in San Diego and live in one unit - PROS: essentially get help paying my mortgage via rental income, proximity to rental property, maximizing FHA loan on a more expensive property (maximizing my down payment in a low interest rt environment) CONS: The market is so unbelievably expensive and rents are not comparatively high enough to really make most moves profitable, high Debt to Income ratio thereby limiting my ability to purchase again2.

Buying more would be unethical and hurt other people's ability to own homes.3.

Do you have ability to put a camera down main sewer line? 

Bubble rent growth numbers.

Joe could be poised for future growth.

What is your ability to obtain financing?