Currently they have two huge machines to dry out the water damage on the walls and ceiling.

If you want a rental machine and can afford it, oceanfront is they way to go IMHO.

It's already done, and if he had a time machine, he wouldn't be asking for help.Start putting your rent in escrow now.

In August (4 months later), they reported that the new washing machine has not worked correctly since installation “causing extra water usage due to needing repeated rinse cycles, which might explain the high water bills”.

A shortcut is to use a service, they have commercial size ozone machines, plus you don't have to buy the equipment.

You have your actual cash flow.In conclusion, calculating actual cash flow may seem intimidating at first, but it's worth it to know if your rental property is a money-making machine or a money pit.

If you use an Ozone machine, it's best to evacuate the house of all living things, human and animal, fish, birds, lizards, etc... 

Foreclosure trustees who receive accounts for collection(refuse to get collectors title search machines!)

This doesn’t exactly answer your question, but it’s something to think about depending on your financial situation and future investment plans.There are many successful, wealthy investors in CA, but if I had a time machine, I wish I knew about the clawback provisions California has in their tax laws for if you ever decide to move real estate assets out of California through 1031. 

Countless to build the business to where it is now, but now we are running like a well oiled machine.