This can be good but as far as getting things done in a timely manner but in my experience it can also be bad as I feel that I am constantly being stuck with bills for shoddy service/rework.2. 

The 10Y T-bill is 0 risk, as the risk grows you expect a return reflecting the risk. 

We kept the security deposit but it was about 1/8th of the total bill.

As many of you may know, Assembly Bill 968 (AB-968) has recently been passed, which mandates a comprehensive disclosure of repairs and renovations from sellers who flip one-to-four-unit properties within 18 months of buying them.For those who are not familiar with the details, AB-968 requires sellers to disclose all repairs and renovations performed on the property during their ownership period.

But, there is a credit available for taxes paid to other states to deduct from your CA tax bill to somewhat avoid double taxation. 

She is very stubborn and says she’s tired of maintaining and paying the bills every month, she is eager to just move a tenant in.

I am house hacking my 1st SFH rn and none of them have rental insurance but I do manage the utilities because I live with them so I ask them for their part of the bills/utilities...I will probably take my name off the utilities once I move out and make the primary tenant get the water/electric in their name...

But you don't have to do that, you can easily put anything above what you really need to pay your bills back into business.

I rent it out as a vacation home to others too... this helps pay the bills.

If you play your cards right with real estate you can reduce your tax bill significantly.