Prepare for additional costs: If you’re adding units, you’ll likely need to address the water meter situation and possibly upgrade utilities.

Martin the property management argument isn't really an argument if you look at the bigger picture that most investors don't want to manage their properties anyways because they are spending most of the time on their main job.

If any damage arises from her negligence she will be getting the bills for damages, plus costs of collecting which you bill as well as your attorney in addition to the termination of her lease.

Best of luck,Travis Hey Kevin,Since I definitely want to look out for your best interest, I repeat that investing out of state is the best option when you currently live in the very landlord Unfriendly state of CA.In addition, I never wanted a quad to live in as I just never liked the idea of living next to - above or below others.  

Should I spend money on professional photos?

Don't spend your last dime on an investment.

I assume there’s additional language in the PPM, or at least I’d hope, but the language can get very confusing by that point and many LPs don’t understand what they’re reading.

If not they could spend money and time and offend buyers if they update the property incorrectly.There are other options, such as landlording.

I'd greatly appreciate any advice and more than happy to share additional information if needed. 

Also, here's an article with additional FAQs on cost segregation studies that you may find helpful.