I could be wrong but I thought I saw that Sacramento requires primary residence for the owner for STR.Do you live in Sacramento or nearby ?

I am not sure what the availability of cleaners in that area so I would spend time right now see what is there before committing to a property.Also, if you are spending 2k a year on fixing or replacing stuff, you are getting the wrong guests.

Consider all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

It sounds like the tenant has solid evidence their check or auto payment was received by the wrong party.  

It seems like anything requiring an architect would be too big or complex a construction project to be worth it, but I could be wrong.

When you go to sell the property, if you produce a certificate of inspection for the wrong number of units, buyer unless you are giving them a great deal and they will throw caution into the wind, would insist on the correct designations.

Consider all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

However; in Georgia if the semi-annual inspection finds something wrong, you have to get it done in 24hrs.

Is it wrong they tell the investors if asked to say they are "partners", or "contractors" just bidding the job? 

But you have the option to just pay the monthly payment up to maturity in case something goes wrong or if you decide you can use that money better to just build another property instead of paying it off.