Take back your control of the property; the tenant doesn't get to dictate terms.

I'm sure there are many more experiences where the contractor hasn't fulfilled their scope of work and gotten away with rushing the project to meet the deadline, And, I don't want to be as naive to say that I'm that 1% who can have complete quality/operational control, but I'm confident I can establish a system and hire independent inspectors to review the contractor's work. 

I will give you the common-sense answer below, but this is California, where common sense doesn't exist.A mandatory evacuation is outside of your control, so you shouldn't suffer financially because of it.

How much will you spend in repairs on a 1920's house with renters ? 

We've started looking into real estate because we want to use our valuable time to invest in our kids as they grow and invest in our local community through volunteering, not spending all of our time working 9-5 for the next 20 years.Our goal with Bigger Pockets for this year is to determine our plan for investing, and then make our first purchase.

During the 2years we’re spending $ on attorney fees, and I’ve got that “queasy” feeling, especially since it’s questionable whether or not the properties are worth the amount we are owed. 

The regulations provide both insight and ambiguity.25% or more owner of the entity; OROne who exhibits significant control over the entity.

The story was she rented the place in the 1950's, under rent control then under rent stabilization laws.

My mark up is always lower than the direct lender because I don't spend money advertising during the Super Bowl or buying a private jet for my CEO, and we don't have layers of management we need to pay.

This is going to keep your bid honest, rather than lazier and keep your cash position stronger. 4) The only time you spend in this, is finding & closing on the quality assets and playing devil's advocates for repair/rehab/fixing costs.