Since your rental is currently held in your personal names, transferring it to an LLC before selling could complicate the exchange.

She may be better off selling the house and getting rental assistance on an apartment or rental house that they can continue to co-habitate in. 

This would give me an edge in investing in townhomes/condos, but I'm having difficulty finding condo investing resources. 

I'm an investor and agent in Sacramento.

If you have an issue, it gets costly quickly. 

You have an STR listed on the Airbnb platform.Why not look at the design of highly sucessful STR'S in your area and copy some of the best ideas?

I'd be happy to provide an overview of what our clients are experiencing and would ever offer to get you in touch with some recent clients to discuss their experience working with us.

So, I would be very conservative (for your standpoint) on the researched estimate.I would do what I suggested above, then if the tenant takes you to small claims court you explain to the judge the legislative time restrictions you were under in order to come up with an accurate repair expense.This is yet another example of how "tenant protection" laws, in practice, end up hurting the tenant in the end.

I’m an investor!

I am an electrician.