With that said, if you decide to change your plans and not get into REI that solution will still reap it's reward for peace of mind.

For both tenant and landlord peace of mind, the property had an extensive video surveillance and security DVR system already installed by the prior owner, which covers outdoor areas and indoor common areas and records 24/7/365, as well as sensors for excess dB noise levels.

Just keep in mind you are paying a significant premium for that peace of mind. 

Needless to say, that killed the deal.So yes, in today's environment you need some value add strategy if you expect to have some net positive cash flow at the end.

Leaving it would save me few bucks but getting her the off the property is peace of mind.Lesson learned -> Have a early lease termination terms in the lease, probably 3 month rent.

It will cost you, but it will be worth the peace of mind going forward, knowing you won't be held liable for any half-measures taken in your renovation that fail and cause damage in the future.

The current environment is shifting again. 

I try to minimize what I surround myself with so I can really enjoy my environment.

Tricky with current interest rate environment, as a refinance makes no sense rn.

I understand that at a minimum, I HAVE to register in CA since that's where the property is, but the lawyer is indicating that NV's a friendlier environment for Landlords so I should register in NV and just "do business" in CA.My questions are:  Is there a material benefit to registering in NV and then also CA?