Arcadia and Redondo are both really high, San Pedro is technically part of LA so it is subject to their rent control, Long Beach is a mixed bag and to my knowledge doesn't have as much of a development plan as San Pedro.

That makes my only exit strategy to price it for a quick sale before the next tax bill is due, which leaves me risking holding the bag if it doesn’t sell quickly and isn’t in a state for tenants.

Anything more than than you need concrete patch. read the bags for the thickness they allow and realize that you will need time for them to properly cure and get the moisture out before laying any floor floating or otherwise ; to avoid either mold developing or the moisture breaking the bond of the glue. 

I have some small 1950s SFH with asbestos siding most just cover it up with new siding  ,few take it off then add siding .Taking it off the price goes up sharply hazardous waste haul off charge it  has to be put in red bags LOT more labor .

I've got great credit but my real estate agent seemed doubtful that anyone would refinance given the current climate and now I'm a little worried I'm going to get stuck holding the bag with the hard money lender if we aren't able to refinance out after the rehab.Thanks so much!

I agree, there is a mixed bag on BP for sure.

Yup, standard operating procedure from a scum bag tenant.

i provide a bag of salt for my apartment houses .

Trash bags, dishwasher pellets, kleenex, vacuum cleaners, dish soap, paper towels, etc. 

Will you do what many wholesalers do and only give your Sellers a pittance of $25 or $100 earnest money and just walk away, leaving them holding the bag and their life plans ruined and excuse it with, "Well, that what our contract says."