The rules are pretty complicated and the only people who really know all the terms and rules thoroughly are the Rent Levelling Board.Caveating that I’m not an attorney so go seek your own advice but I clarified a few things at a recent rent levelling hearing (which are open to the public and you can find the schedules with a simple Google).

Simple, point out her responsibility for safekeeping of the property.

We have a lot of owners convert to Mid Term or Long Term rentals.  

Negotiation tip #47, make it as simple as possible for the other party to accept your terms.

Look at DSCR loans for more competitive terms.

It's not simple, it's not easy and it sure as hell isn't a sure thing. 

I'm considering purchasing a condo or a small SFH in the Oceanside/Carlsbad area as an investment property and renting it out on a short term rental site like AirBNB. 

Pete and Clearwater still work well for mid-term rentals despite some short-term rental saturation.

Since I work pretty hard at my day job and don’t have much renovation experience, I wanted something simple—a rental I could put a tenant in and at least break even.

Tenants don't get to dictate terms.