When you buy them you can see if they are ADA compliant.

@Alyssa Paros section 8 usually requires a yearly lease and my leases are only month to month so I date “I’m not section 8 compliant”I had a potential tenant tell me I’m not allowed to say “no section 8” but I explained to her I don’t, because that would be illegal, however I can’t accept a section 8 application since I can’t conform to their criteria which isn’t illegal

Actually, the more I think about it, CA landlords might want to start including a clause that says just that - the landlord is not liable for PG&E outages.I found the following from this website: https://www.stimmel-law.com/en/articles/landlord-obligations-habitable-premises-basic-california-lawThe Statute:In terms of residential leases, in order for a landlord to be allowed to place rental units on the market, the landlord must first ensure that all of the following conditions which make the building ‘fit for human occupancy’ are met: [Civil Code Secs. 1929, 1941]Effective waterproofing and weather protection of roof and exterior wallsWell-maintained plumbing and gas facilities compliant with law in effect at the time of installationWater supply compliant with applicable law that is capable of producing hot and cold running waterWell-maintained heating facilities compliant with applicable law at the time of installationWell-maintained electrical lighting compliant with applicable law at the time of installationBuilding, grounds, and appurtenances kept sanitary and free from debris and vermin at the time of rent or leaseSufficient number of receptacles for garbageWell-maintained floors, stairways, and railingsLocks conforming to code [CA Civil Code Sec. 1941.3]Dead bolt lock on each main swinging entry doorWindow security or locking devices for windows capable of being opened

Hopefully you've already developed and published fair-housing compliant screening criteria that includes verifiable income.

As others have mentioned, you can raise them over time, stagger them, start with non-compliant tenants, handle one at a time, provide a long notice period, take care of deferred maintenance, offer a lease incentive in the form of some type interior upgrade (new lighting, carpet cleaning, get creative).Substitute the appropriate assumptions in the equation above.  

Instead, educate yourself and use your attorney for the following: drafting a lease that is compliant with state and Fair Housing laws; reviewing your written rental criteria for any Fair Housing violations, and representing you in court in cases of eviction proceedings.

If there is a concern about parking, I'd let them know what they need to do and see if they are willing to work around it to be compliant.  

One year I was told that I needed to paint my house in order to be code compliant.

Sure when they are happy is is easier but it is better when they are compliant.

So even if I chose to evict, Sec 8 will continue to pay as long as I'm compliant with the HA lease and the tenant still lives in the house.