Let her feel some percieved form of control and figure out your next move from there.Don't start with a cash for keys offer.

There're different interpretations of "tangible property regulations" which is the law that controls repairs vs. capital improvements determination.

You may have local more stringent local rent control.  

Aloha,While associated fans may be multi-speed, the actual "cooling" mechanism- compressor, evaporator, condenser, coolant lines and controls, are not.

In San Francisco, renting illegal units is a double whammy as you technically cannot receive any compensation for an illegal space while at the same time you are unable to evict anyone due to the eviction control in San Francisco.

My other side would say "If you want to control your life, pay the cost, take the risk, buy your own house and have two bathrooms" but that isn't nice, so I try to stick to my pleasant negotiator side. ;-)

Partnerships or joint ventures are also effective for splitting equity and risk, while lease options can allow investors to control a property before finalizing the purchase.

@Patrick Drury Currently with just primary and 1 investment property out of state, I am finding it hard to keep track of these URLs, I didn't opt for Escrow for taxes since I want that to be in my control, so I invest them in other forms.  

Invest your money elsewhere and go at it when you have enough money to control a neighborhood and the comps. 

If you can invest within a 2 hour drive, you have more control with checking up on the property.