Hi @Troy Kehoe, I always point my clients to the city government development department when determining what pool protections they need to put in place.

Rents are determined by condition and location. 

Part of the problems landlords have with low income housing is tenants that can’t afford the rent, tenants whose life’s are out of control, and tenants with mental health and tenants with anger issues.  

I have been checking into this idea - find vacant land, determine it's general suitability, find developer and sign the option to lease.

When two separate plumbers looked into the issue they both determined the shower needed to be replaced because it was improperly installed (by prior homeowners we purchased it from) causing the leak.As for the length of time the repair will take, it was 3 days total to rip out the shower, install the new concrete pad, install the new shower, etc.

Intent determines the difference.  

Speaking to a lender that helps you think about future plans and thinking about when/if you may do another refi should help you determine if you should pay points on this refi or not. 

If you do not act fast, you need to determine if prop 33 passes will your SFH be rent controlled and if it is rent controlled, what are the consequences.  

There're different interpretations of "tangible property regulations" which is the law that controls repairs vs. capital improvements determination.

I have 14 units and about 60% pay on time and 40% pay late( past pre-determined due date).