This will be my first flip in CA, need to run through the motions on a somewhat easier deal as far as reno goes to get the ball running.Numbers as follows : PP: $438,000Loan amt (25% down )- $328,500 points (1.5% )- $4,927interest (10.5 % plan on holding for 4 months )-  $11,497Commish on sale ( im an agent will list myself so only accounting for buyers agent 2.5% )- $13,895Closing costs ( 1.5% of total purchase and sale )- $15,000Holding cost ( hoa, misc )- $1,000Reno cost: $38,000 - 3 windows $2,000basic kitchen rehab- $10,000flooring ( luxury Vinyl flooring )- $5,000gutters ( one run ) and minor fascia repair- $2,000Exterior landscape clean up- $5,000 2 bathrooms- $10,000Paint- $3,000Misc- $1,000- Dumpsters Private money fee: $5,000ARV: $555,000 - Conservative the last two comps sold at $570,000 and $580,000 both moderate condition.

Is it better to have motion sensor lights or lights that are on 24/7 ?

How likely is get out of the deal by filing a motion to vacate the sale? 

I don't think most tenants are that smart to bring up that motion in court.. but yes you can sell a rental property and continue to own the lease agreement.

I am already setting plans in motion to relieve all of this debt and I may have to stay with this job longer than I care to.

Switches are in bad locations, motion detectors don't work because the stairs block the view, light sensors outside tend to get dirty or burn out, etc.

AND - of course it's not just weddings that can be held there, but other events like fundraisers and corporate parties, etc.Once you've put these things into motion, you can decide if you want to try and up your revenue by requiring guests to use preferred vendors, etc.  

.- Not willing to add yet a recurring cost-----------------With the above I went with Wyzecam, a recent startup building cute little cameras, wifi connected, 1080, night vision, extremely clear pictures, real-time stream, motion detecting with sensitivity adjustment, sound detection, 24-hour sliding recordings, all for $20 with no subscription needed.

Then I called the police and complained about the jackoffs.Then I installed motion-sensing recording cameras both inside and outside and told the jackoffs I would have them arrested if they set foot on the property.Result: Jackoffs moved shortly.

The club is the 'fact' stuff... like paperwork, numbers, business plans etc... the swing is how he puts all that inside stuff into motion to make that ball fly...