It depends on the insurance company and rates you are going for.For example some insurance companies only insure brick buildings in certain areas built within the last 20 years.The reasoning is you get ultra low rates by having a low risk pool of properties.Insurance companies have told me with buildings 30 years or older some do not like to insure unless all mechanicals,plumbing,electrical has been replaced.The reason is statistics shows a high volume of claims happen after that age from things wearing out.With 4 units or less many just get the cheaper fire and dwelling coverage instead of a commercial policy.If the premium low rate insurers won't touch you there are companies who will give the policy to more properties deemed high risk but the policy of course will be higher and usually the deductible is too.

A pump sprayer at Home Depot is ultra cheap.You can also remove yourself as a direct contact landlord by having a large complex where you have full time PM manager and maintenance and you never go to the property or talk to the tenants.

It boils down to maximising returns or minimising risk (in theory).Make your cash earn it's keep or take surplus cash and hoard it for someday maybe.Odd thing about cash hoarders is that although they think they are being ultra conservative dead equity actually places your money at a higher risk.

s=photo&ie=UTF8&qid=1481058319&sr=1-5&keywords=canon+wide+angleNikon wide angle lens: https://www.amazon.com/Rokinon-Ultra-Angle-Fixed-Built/dp/B004NNUN02/ref=sr_1_3?

A neutral, light beige or light grey, depending on the flooring, house type, and kitchen cabinets, and a white (not ultra-white, but white) semi-gloss on trim.

You certainly have yourself some ultra nitpickers it sounds like. 

there's nothing that follows the law in specific city in california, like oakland california ( I love when someone say you can't do blablabla in CA )this is supposed to be the ultra-neo-progressive state on planet earth, right ?

As Landlord it's our duty to be ultra responsive and not panic, at the same time we need to be very resourceful when something happened. 

. - You could also lessen your risk by avoiding properties that are ultra different/special yet hard to sell or comp (ex: container homes).- I agree that you should worry just as much about HOA's, even small, almost non-existent ones.

getting started is ultra challenging and you are entering at a perplexing time due to sharp property value increases, punitive interest rates for investors, and the always elusive cash flow. we're used to instant results but that's not gonna happen when you deal in properties worth thousands.