I'm guessing it's out because she failed to pay the bill (utilities are in her name), but PG&E of course won't tell me anything.I've sent a 3-day notice to Pay or Quit. 

Your story of "bad" financials that banks laugh at is all too common.

*Two-wire ungrounded systems with two-prong receptacle acceptable *Two-wire ungrounded system with three-prong receptacle unacceptable unless supplied through GFCIBased on that, the 3-prong outlets you put in wouldn't pass if they test them.If you're interested, here's a list of the top 10 most commonly failed inspection items (in order from highest to lowest failure rate) from one county Housing Authority:1.

So, that suing after the return of the deposit is possible although probably not common. 

Do you utilize a business credit card for any of your properties, or just for a general business card for your "rental business", or not at all?

My plumber just installed laundry plumbing and a gas line in our utility room. 

You need to have enough money, probably in the $100-150k, amount to put the property under contract, and do the feasibility study on the property, Phase 1 Environmental, Property Drawings for roads, water sewer, and utilities, and have a completed budget so you know what your costs are.At that point you can go out and attract investors, I don't thing that developing raw land is necessarily cheaper than buying discounted finished lots. 

I've been at the property a lot in the last couple of weeks, and tenants are telling me that a group of teenagers will bust through the common entry doors and steal bikes and things in the hallway.  

I utilized 7% for CAPEXand 7 % for maintenance given recent updates .Tenant pay for electricity and gas.

That property is literally screwed.The real answer to your questions is it depends on what is common and accepted in that area.