But if there is ample room in the bedroom and you can take a single sink to double vanity, or add a dedicated water closet, or take a 3x3 shower into a 3x5 or larger, making the bathroom more luxurious, than I could see a good ROI on that.While the area may be very nice, the price point you are talking (and I don't know the specific market) is borderline starter home prices.  

Because the backyards are so small, even a single dog is hard on the real grass (concentration of urine in a small area scalds the grass).

Flips are great but I really want to get into the larger rental game 4+ units.

In market situation like this better to buy something with larger discount.

A midrange kitchen remodel has a 96% ROI, costing an average of $27,492 and adding $26,406 above your cost in value.You could also go for slightly larger rehabs, such as adding a bathroom or a bedroom.

Most of our acquisitions and larger rehabs are done separately.

We pay weekly via ACH - but larger volume PM company here. 

Basically, Id like to know how much teeth does our lease have in light of larger oakland CA tenant law.Any help would be much appreciatedthanks

It's on the larger side for the rental market in town and would probably command about $3200/mo gross rent.

I know you had dealt with the topic: a registered medical dogs.