One day I have to treat you to lunch to connect 

The allure will stay nicer and last longer than wood but it sounds like you are tending toward treating this more as a personal home than a rental.

Advice: Treat it like a business as much as you can, even though house-hacking can feel like a hobby, stay organized, and take care of your property and your tenants (pride of ownership, people notice this), for all properties but especially for househacks.I definitely think the pros outweigh the cons, especially folks with flexibility of time and lifestyle.

If you're in the bay area, would be happy to treat you to lunch or dinner for any good reccomendations :)Preferably someone who is an investor themselves, we're looking for a small multifamily unit in Oakland or the East Bay ~600k.Thanks in advance! 

I can't help you much with your local ordinances, but I can tell you that treating for termites is pretty simple stuff.

Starts with setting up plastic containment around mold infected area, negative air HEPA filters, drywall and insulation removal, literally scrubbing studs with wire brushes, and treating with chemicals.

The owner (or his kids) brushed off the termite tunnels and sprayed w/ a home termite spray, but the house was never fully treated. 

The safe harbor applies to amounts paid during the tax year to acquire or produce what the regs call a “unit of property” (UOP), you must meet these requirements: (1) at the beginning of the tax year, the taxpayer has written accounting procedures treating as an expense for non-tax purposes amounts paid for property costing less than a specified dollar amount (which will be 2500 for you), or with an economic useful life of 12 months or less;.(2) the taxpayer treats the amount paid for the property as an expense on its books and records in accordance with its accounting procedures. ( do this on your bookkeeping software or whatever you utilize)(3) the amount paid for the UOP doesn't exceed $2,500. as substantiated by invoice.Note: The cost for the Unit of Property includes additional costs (for example, delivery fees, installation services, or similar costs) if these additional costs are included on the same invoice with the tangible property.Eg:A purchases 100 printers at $500 each for a total cost of $500,000 as indicated by the invoice.

This house should appraise for right around asking price but I think if we go in and treat it like a long term flip basically, value may increase to 150k or 160k.

Same thing I still do wrong on my flips: treat it like a house I'm gonna live in.I love houses, and I love renovating houses.