All of this can be summarized as, "this strategy will improve your cash flow and give "some" appreciation but not the same appreciation as officially converting the home to a duplex". 3.

The good news is: I'm officially finished with the renovation as of this weekend, and will be able to list it mid-term and hopefully get to a BEAF (Break Even Appreciation Focus) type situation over the next few months. 

The water authority here charges about $25/ month for the meter, and water is additional.

Regarding AB1482, I read that Landlords still have authority to evict tenants if the landlord is getting out of the real estate business.

A couple of great authors who really helped me out are Peter Conti and David Finkel.

We called our local section 8 housing authority to notify them and asked why there has been no inspection yet.  

If the other two can qualify financially without her, that's easy - just make her an authorized resident but not financially responsible.

Being on title protects the seller from the buyer defaulting - it seems this is an alternative to "officially" putting them in a 2nd position)-- Title company sends seller the $350K they require-- Title company sends buyer back $650K (which they can use to pay off their transactional lender if they used one)So now the seller is happy bc they got the $350K they needed, the buyer is happy bc they acquired a property for zero dollars out-of-pocket, and from what I understand the 1st position lender is happy bc due the LLC arrangement the seller finance component is not technically considered a second lien on the property.

Turn her into the housing authority.

Bring in trusted authorities to inspect, test, and make you informed vs guessing.