@Matt K.Mostly small medical bills but also utilities and jewelry, one of them did have 2 car loans super late.

Are there exemptions to which you don't qualify for as an investor that make the property tax nearly double?

Your rental dwelling policy has an option for medical coverage for instances exactly as this.

I have two fourplexes listed near the Medical Center and an off-market fourplex on the NE side of town near Randolph AFB if interested.

It looks like loan secured by a real property is exempted by CA usury law.

But once we move into the residence and no longer rent it out, won't we no longer be eligible for the capital gains exemption?

If so you could do a HELOC, Cash out refi, or sell and be exempt from capital gains (as long as it was your primary 2 of the last 5 years)If not, a HELOC will be difficult, most are for primary residences only. 

Generally rental real estate is exempt from UBTI under Sec 512.An IRA does not avoid UBTI via UDFI if the rental real estate asset is leveraged (per Sec 514).Generally, an IRA would not have UBTI exposure on unleveraged rental real estate, however it is always best to have the conversation with your tax professional as this area of the tax code is not simple -- even a lot of professionals mess it up.

Look at local banks or medical offices for ideas on low maintenance landscaping.

For about the last 4.5 years I have learned much about real estate investment and do that 7 days a week because I have been bedridden by some medical issues.Good luck to you!