I have to put the ~20% down in full because this is the last transaction of a 1031 exchange that I'm executing and I have to exhaust all the remaining balance so I don't have a boot to pay capital gain taxes on. 

A small 3/4 tonne ductless unit should have ample capacity to handle an 800 ft^2 unit.We've used the air-handler along with an HRV deliver conditioned fresh air (heated or cooled) into bedrooms and exhaust stale air (while recovering the energy) from washroom & kitchen.In your climate, where cooling is more important than heating, you could probable put a small HRV/ERV into the unit independent of 3/4-tonne ductless heat pump .... depending upon your budget.Our favourite brand/model is the Mitsubishi Mr.

How about training the tenant:"Medical marijuana may only be smoked in this room (bathroom) while the exhaust fan is running.

Without owning real estate investment my W-2 effective tax rate would be near the tax bracket.Notes have little expenses so no exhaustive list of write-offs. 

(landlord to do it)Take out the filter, wash it with soap, wipe it dry and put it backChange the heater filter (landlord to do it)Check exhaust from the dryer.

Proper venting of bathroom exhaust fans is very important.

@Micheal Johnson You may purchase an umbrella policy, which kicks in after you have exhausted your Homeowners liability limits.

Its exhausting…..6.

Reed gave an exhaustive analysis on "Due Upon Sale."

Are there any other methods out there that I have not exhausted?