If he doesn't, let him know you'll eat it this time but going forward you're going to have look out for yourself.

There’s no secret formula out there, you will find it near impossible to cash flow with these rates almost anywhere in the greater dmv, you can put more down, you can eat negative cash flow, you can invest in another market (I like the eastern shore, though even there you are probably breaking even at best) or you can put your money in a different asset class, the market decides your return’s for the most part, not you. 

Claim they had to eat out and also they had to use laundromat.As a landlord in California, San jose am I liable for this?

For permits https://desotomo.com/departments/animal-control/I would suggest you vet any GC very carefully, make sure their plumbers, electrician and HVAC are state licensed.I'd also suggest permitted work for liability and equity purposes.The electrical will be dependent on what code cycle of the NEC that Desoto has adopted.Its doubtful an old HVAC is performing adequately relative to its installation let alone relative to current requirements.

Be sure your marketing and your application include whether you have a pets/no pets policy; assistance animal policy; ALL adults must complete application and will be named on the Rental Agreement; utility responsibilities; SD requirement; when and how various funds are due (app fee, SD, initial rent, etc).

That will quickly eat a decade of cash flow or more.Most of what I have bought in recent years barely breakes even, but they are in great condition and very good locations.

So that interest eats into our profit and the profit number we split is slightly smaller. 

Which isn't necessarily a bad thing and should pay for itself, but you are ripping your guests off if 8 people feel crammed and there isn't enough plates and room at the table for them all to eat together. 

We are not hurting financially if we hold on and eat some losses, (it's great for tax season) so we aren't looking to drop prices any further. 

To be ho eat, I’m quite convinced the issue is real and none of your plumbers have found it.