Also considering a big private loan, but as there's no telling how long before some of these will be vacant (they're all MTM but don't want to jack up rents so high that everyone leaves) so I don't want to be in private money for an indefinite period of time... 

TIAThis is just a side note on the trees.All of those birds in Montreal and all over (up north in the USA) that leave your area for the winter--go to San Antonio and other similar places (not Austin).The number of them in San Antonio in the winter is amazing--lining the overhead wires and trees--jut an amazing amount. 

So I'm leaving a lot on the table at the current 1350. 

and her roommate had to leave because of her.

The residential units should cover the basic expenses leaving the office space downstairs as my upside.  

Jobs will rarely give you the kind of money you need to invest, but if you can mix hard money, crowdsourcing, business credit, and one-to-one private money, you can focus your attention on buying houses below market value and either flipping them or rehabbing them, renting them, and refinancing them.I prefer the second method because it allows me to keep a flow of cash growing behind me, but to make it work you need the best deals so you never have to leave your money in the deal.

I would like to work my local market in California but what sellers ask for doesn't seem to leave me with any working deals and working direct to sellers/buyers out of state has its limitations.Would you advise to persevere in California working direct with parties or taking the virtual approach in a different market?

As @JD Martin mentioned, if a tenant intentionally does damage as they leave, that could be considered a crime.

If you are willing to show faster, that would be appreciated.When a showing is scheduled, we prefer you leave the property so potential buyers can view and talk without interruption.

Recently, she has put up a "dog run" outside and apparently leaves him outside unattended for long periods of time.