Through efficient negotiations, we secured the property for $162,000 on favorable terms.

I'll make a long story as short as possible:> House built in 2008, first owners used husbands VA loan to secure (220k loan), stopped paying HOA and bank shortly thereafter (current payoff 500k+). 

Efficient negotiations secured the property for $154,000 on favorable terms.

Through efficient negotiations, we secured the property for $155,000 on favorable terms.

Efficient negotiations secured the property for $120,000 on favorable terms.

Too many headaches for cash flow on paper (which is actually negative in reality) : stolen AC unit (thieves climbed a 7 ft fence), attempted break in (alarm scared intruder away), repair issues, winter weather (make sure someone turns up the heat on a vacant property).

Your goals need to align with whoever your potential investors are.I would schedule a call with a securities attorney, such as @Kim Lisa Taylor to walk through your structure, returns, and business plan, especially if this is your first syndication.There will be demand for your type of deal, especially investors who want a flight to quality in this part of the market cycleGino

Even retirees get raises to their Social Security and usually pensions as well. 

That article references California.2nd, I believe it's a misinterpretation of the new California security deposit law which limits security deposits to 1 months rent.

My question is, is there anything more I need to do to (i.e. issue a formal written notice of lease violation) in order to prepare for the possibility of keeping a portion of their security deposit to pay for eliminating the odor?