It appears the plumber failed to fix the issue on his first try (~3 man days of labor).  

I am currently researching the different issues that investors have with contractors so I can come up with a solution to help resolve the issues.

One thing that was NOT an issue for him, but *could* (probably) be an issue for many sellers was the Capital Gains Recapture Tax.

It was rehabbed then and the basement was also redone and he added 2 legal bedrooms down there.So the issues I'm having is how the heck do I comp this type of property?

The one issue with having different portfolios in Appfolio is that all the money flows into the main account and you can't have separate bank accounts for each separate portfolio, I don't know if that is an issue for you or not, but felt it was worth mentioning.  

I remember he getting some quotes and they weren't cheap..This seems to be a common issue w old Duplexes...

If our LLC saves one law suit based on appearance then that is bonus as our LLC is not structured to provide real asset protection.In summary, do your research on what is required to have the LLC provide asset protection (such as having the properties owned by the LLC and issues purchasing non-commercial in an LLC and risk to loan in transferring a property to an LLC) as well as the CA requirements limits on the use of OOS LLCs.Good luck

Well the issue is i need my cash to pay off the interest from the LOC monthly. 

I contacted the city attorney and feel comfortable that they'll work with me on the receivership issue. 

We did advice the police of the illegal entry so it's documented should this issue surface again at a future date.Thank you again for sharing...I'm really looking forward to adding value to this project and continuing to make improvements!