Hi, long time member of the Mr Landlord boards, I got my start here 18 years ago - can't thank you all enough for the help in the early days.

CA is a disaster as a landlord and a tenant. We have super long term tenants and rarely rent a unit. After several years of no vacancy, I have two at once, a studio and a 1br. They are astronomical in price, I don't know how people do it. As a LL under rent control you can't give discounts because you'll never be able to get to market. And low rents lead to low quality tenants and I love a good low maintenance tenant. So we're on the low-mid end of market rent for what it is.

Both properties have been on the market SIX WEEKS with nothing but losers applying. Have 1-2 good showings a week, yesterday a 20 year old kid with his mom, he had no credit and she had no SSN (and spoke no English). He couldn't put together a sentence either on the phone or in person. She seemed to have her stuff together a little more.

From you guys I learned, no gut checks, always credit reports. And that wasn't possible so I sent them off.

This is probably my third situation like this in a month, and they are my only serious candidates.

At the same time, I am on month 2 (entering 3) missing two rents and I'm getting hungry.

What are we doing about illegals who want to move in? CA government hates success and loves a good deadbeat, I'm afraid to get an eviction with someone with unlimited free legal resources.

An incredible 9 months on my last one, NE.

Been owning Los Angeles area rentals since I was 18, that over 46 years ago. What every landlord MUST DUE before you advertise for a rental in California, is to make, on paper, your "requirements" for that specific rental. Not another building or different unit in the same property.

So what I put own on paper by pen (Unit Number 04, West Hollywood Property on Crescent Heights off of Santa Monica.

Property has 1 bedroom, 2 bedroom and 3 bedroom units, all with only 1 parking spot in the garage.

This unit #4 is a downstairs ground level unit, 1 unit off from the sidewalk, front unit with a side private patio, approximately only 10'x12'. This is a 1 bedroom with 1 bathroom (Separate bathtub and stall shower).

Size of unit #4, around 1,000 square feet in size. Laminate and vinyl flooring. Kitchen comes with Stove, Oven, Refrigerator and Microwave Hood (Venting outside).

Total number of occupants allowed, only 3.

Rent is $1995.00/month. Parking is $150.00 a month and can not be sub-leased. (Tenant must maintain insurance). Deposit is $2000.00.

I don't consider any applicants with those lousy credentials 'serious candidates'.

I don't have a problem getting decent long term applicants - in fact, I usually have to give them the boot eventually because I want to re-hab a place.

You don't mention what are you doing to market your properties...maybe that's the issue.

I too would ask what are you doing to advertise your vacancies? Are you using hotpads or zillow? How did you find your current long-term tenants? Are you near colleges, downtown, or the Naval Base?

What part of San Diego you are in will help you ID that niche tenant you want. When I started out in SD my units were not far from the military base (La Mesa/Ranch San Diego) so that was my niche. By reaching out to the housing office you can pin point the marketing towards that niche.

Instead, so many want to try the blanket marketing approach and complain that they got 200 Non-quals to that one qual. That is what occurs when you shot gun marketing instead of targeting it with influencers that can help direct these qualified leads your way.

As for someone without a SSN, Credit Link out of San Diego (Mission Valley/Gorge area) can do screenings with people with a valid TPIN.

Hope that helps