Within about 1 hour she complains there is dog poop on the kitchen floor and sends photos. 

I can add value to RE by adding a bathroom, renovating the kitchen, ADU, etc.

Aside from not paying any rent since July, claiming she lost her 2 jobs due to COVID19 (and the California eviction ban protecting her) she's been complaining that there's a gap in the kitchen floor where flies could fly in, and black mold in the shower.  

We still need to calculate appliances, flooring, windows, HVAC, fixtures....My point is that we need to be putting away money to keep our properties in max market rent rate condition.

Got this one for 30K, only needed floors and kitchen redone.

Typically there is a small window for you to appeal (although this could vary county to county). 

Large basement and attic space, new roof and some of the kitchen is already torn out from the current owner. one bedroom does have a closet that will need built. plumbing seems fine, maybe a couple angle stops to change.

This model offers a to open a window to some of the property’s equity without sacrificing control or ownership.

We took a break from rentals here at the end of this year, going into next year, to redo our kitchen. 

They will try to run 2 kitchens and that can mean clogged drains in your wet bar kitchen.Be sure there is personal recourse when you need to sue them for $40k in repairs above the deposit.