If you are selling something high-end, you're probably not going to get away with all low-end beige and gray. 

One of the # 1 rules of real estate is not to try to stick a square peg into a round hole.

I would probably pass and find something easier for your first go round unless you can get it under contract for half it's real value.

However with stable tenants bringing in $21,600/yr and only about $6,000/yr in expenses, your NOI is about $15k (rounding down), which should be enough to pay your mortgage with a little leftover.

(I doubt if you'll get away with just $8k in immediate repairs - but hey - you're on the ground)!

I met with the guy in person the weekend after and asked him to give me a more detailed estimate (at least the high ticket items).

Here are the numbers I do have per a 2015  P&L (Rounded up)  There is also a 1064 sq ft office included.  

Sod is installed year round in most areas of the country, surely California can handle it.Also who is supposed to mow this lawn?

I unfortunately have been tied up at work so couldn't get away.  

Bigger Pockets is your golden ticket to great success.