They have strict rules and no where to live so they end up breaking laws.

This experience taught me to trust my instincts more and never skip due diligence, even in areas I am less familiar with like basements and water intrusion.Any advice on how I should proceed would be greatly appreciated.

In the end, it may be the same amount of money or more, but it will just have to be structured differently as you navigate the shifting market.Northwest Valley would be a good option. 

Definitely continue seeking advice from experience realtors and understand your rental market, and make sure you understand the risks involved.

If they understand they need to leave and discuss honestly what they can do to make that happen then you are both working to the same end.

If you provide more specific detail, and ask more specific questions, we will be able to provide answers in line with our knowledge/experience.  

Get yourself known, it all ends up there, people needs to know who you are and what you do.

Looking to talk to someone who’s had experience adding a bonus room/sunroom in San Diego.

Just to clarify, when I say timeline dates I don't mean just "project to be completed by (Date)"That's required by FHA/Lender, but in my 20 years of construction experience not nearly what you need haha. 

Since you already have experience with both short-term and long-term rentals, house hacking a duplex could be a smart next move.