The surprising thing to me about this apartment isn't the price, it's that it looks like he somehow got around following ADA dimensions for the bathroom.

Determine through discovery the buyer(s)’ preferences in a home as well as the location, price, size, type of home, special needs, and ADA accommodations etc.PRE-CONTRACT ACTIVITIES178.

He inquires with the SEC, then they get involved if it's warranted....if not, the judge may take care of the matter.....or a DA.

Denise Webster I wouldn’t buy a home that is wheelchair and ADA accessible when I don’t need it myself.

Some more info:-6000 sf lot-1000 sf house-detached garage-avg back yard --dirt, no sodI personally would think a deck would ad a significant amount of value to the end user.  

There is a magic line which exists between 2 and 3 family properties in regards to code, zoning and ADA compliance.

If you pass, then you enter into a section 8 contract.As for saying no pets, you can say that you don't accept pets, but as you probably already know, without citing the sections of the federal (ADA) , California state (FEHA) , and municipal laws (I am sure there are some LAHCID regs on this), I will just say that you cannot legally discriminate against disabled tenants who have service animals by claiming it violates your a no pet policy.  

I'll ad a few points from my perspective. 

I'm assuming 4.5% commission ad a buddy of mine will list for 1.5% and buying agent gets 3%.

@Jesse Curtis you already got great comments from Pat, let me ad a few considerations.The big wildcard in your math is capex.