Dave, the rents are indeed month to month so this could explain, and yes, I will need to see every single corner of the house and intend to do so... my question was if there is a possible clause that can be put in the offer to ensure it or if I just should not put any formal offer in writting unless I have seen everything.. 

According to the BP definition, it seems the implication is that for a private lender, like your grandmother for example, it's ok to be much less formal with the rules.

In Colorado every county has its own codes - not sure about California -  you might investigate them and bring your property into compliance as much as possible even if you don't formally get a permit.

Most folks in RE investment didn't have any formal training (myself included) and so sites like this have become essential for avoiding some of the common pitfalls a new investor may fall into.  

He has a good job and has been helping with utilities and stuff but there has not been any formal agreement placed.

If your tenant does happen to be a professional at doing the task at hand then I would work up a formal agreement to pay him for the work he does, but keep the rent the same.

I am contacting you to formally request validation of the alleged debt concerning this account and to inform you that I hereby dispute the validity of this debt.

I think the formal complaint will be the approach for now as I continue to push for completion of eviction.

There is no formal education alone that establishes one of being an expert in real estate.

Hi, OK, sounds like our formal education level is comensurate, with the exception of my experiences.