The purpose of a non-occupying co-signer is for them to be responsible for the rent if the occupying tenant is not complying with the rent payments (or any lease infraction).Make sure you understand the term 'jointly and severally' and put it into your lease agreement.

I would add my vote for all electric + solar, however I've had issues getting an electric water heater to comply w/ title 24 energy calculations.

Most QIs have set themselves up to comply with escrowing requirements for these states. 

The tenant's month to month arrangement will necessarily control until you have complied with your state/jurisdiction's notice requirements for terminating a month to month lease. 

My job keeps me super busy for me to clean the house and comply with all covid laws while hoping to not get sued by guests.

Just out of curiousity, have you dealt with tenants who either ignored your notices, or wasn't complying?

I know the loophole is 60 day notice to move in or sell in WA, but can I serve them a notice to comply or vacate still since these are lease violation related not due to unpaid rent from COVID?

I know the loophole is 60 day notice to move in or sell in WA, but can I serve them a notice to comply or vacate still since these are lease violation related not due to unpaid rent from COVID?

(My renters work in that hub.)Whether all of this will actually pay off is far beyond my ability to guess but based on what I've been watching happen in the neighborhood I've been hesitant to let it go just yet.My hesitation has grown my equity by around 35k over the last year, though I suspect that could soon be erased due to covid.Admittedly this is all speculative but my gut feeling is that this home could appreciate significantly in the coming years.Your point about tenant friendliness is interesting to me and one that I've been reading and thinking about.I have not yet come across any specific laws in California that I felt were difficult to comply with.My home is inside the limits of a smaller city with a deverloper-friendly local government, which is part of the reason for the massive redevelopment of downtown.Admittedly I'm not as informed as I could be on this so if you're aware of specific laws that may become a problem for me in that region please clue me in.

If the tenant has something to lose they will comply and pay the fee, if not they will just leave anyway so it won't matter.