For one property, a simple excel spreadsheet should suffice for those purposes. 

I thought if it is zoned for a 2 family then applying for permits alone will suffice .

My question is, will I need to get a new lease in place for the remaining 2.5 months with our names on it, or will the existing lease suffice for the remainder of the original agreement even though the property management company will not be in the picture any longer? 

Otherwise finding cash flowing properties in California is tough (unless you are buying properties cash and can suffice with a 3-5% return yearly).  

I took 2-3 classes, and have 10+ years of property mgmt experience, which I'm hoping will suffice, but not sure, so if anyone has any insight, I'd appreciate it!

That should suffice.

The things I'd like to say about this agent would earn me a deleted post/strong scolding by Mindy if I posted them... suffice to say, I'd whip up a nice PoF, whatever I needed to do to get what I wanted.

An excel spreadsheet will more than suffice for what you're looking for.  

suffice it to say the every property has a period of great returns.  

If you have the written document stating that $2500 would suffice then mail a copy back to both the lawyer and the HOA office.