It's a quirk that very few areas of the country have.Both the city and county have their own areas that have Section 8 residents, but the Housing Authorities that handle the programs are different. 

I remember a buddy who once represented a client in the Santa Cruz Mountains.. this client turned an old barn into a shared art studio and invited local artists to rent the space, which ended up boosting inccome in ways they never imagined.The Redwood market can be tricky because of environmental restrictions, zoning quirks, and limited inventory.

@Orlando Johnson- If you were going with 6% real estate agent fees the $12,500 number is incorrect. 

Hi, Anthony, yes, I have had a lot of trouble with DM returning incorrect data - wrong owner or owner not found, wrong or no mailing address, very few sale dates, and now when I filter on lead status, it does not return all leads with that status.

My hope is they will be removed from the property prior to 2/15 but, I'm worried if paperwork was done incorrectly (I don't believe it was) and I need to start the process over again, I can just fall back on the 30 day notice.

If they call and then hit something incorrectly marked then there is some relief from that liability.

The work colleague you mentioned was definitely incorrect.

If something gets installed incorrectly or in the wrong location, you have proof that it was their fault, not yours.

I wanted to begin the eviction process ASAP but don't want to wait a month for a court date and find out that it was done incorrectly. thanks for any input

(Foundation, etc)4) Black mold, asbestos, lead paint, other other costly repairs. 5) It need significant cosmetic repairs where the purchase price just isn't worth it. 6) They may have an odd layout of the rooms. 7) Non-compliant septic.8) Trouble with permits or tenants9) Listing agent has a poor or incorrect listing.