For the most part you are correct that the new depreciation may offset some or all of the gain from your sale, but it may or may not cover all of it, and depending on your tax classification, it may not work.

One phone call to a tired landlord that wants to unload part or all of their portfolio. 

In terms of inspection, does HA inspect only the section 8 unit or all the common areas including basement, etc?

If that proved to not be feasible, then I would look at the ADU options adding 2 detached units of not more than 1200sf ( and likely 2 qty. 750sf or less units to avoid all impact fees) and then possibly convert a portion or all of the garage to add to the size of the original unit (or leave it alone as parking is also nice to have once you have the new ADU units there.

Payments that you make normally fall into one of 3 buckets100% of the payment can be factored in somewhere on the returnPartial payment can be factored somewhere on the return0% of the payment can be factored in somewhere on the returnHouse-hacking also has considerable tax implications in the event that you want to sell this property.You can potentially defer a portion or all of the gain on the investment property with 1031 exclusion.You can potentially exclude a portion or all of the gain on the personal residence with section 121 exclusion.

We're in the process of Title 24/PV mapping and a Gas/Electric appliance selection for our multifamily development in San Diego, our utility provider is SDGE. I understand there are a lot of energy rebates out there f...

The government pays a portion or all of the rent.

New agents to some more with a few years in the business might be a better fit.Established brokers a long time in the business get lots of requests to work with them so you have to be ALL IN or ALL OUT.

In a typical flip, most or all known defects are corrected during rehab, so I normally don't go into much detail on a property's "before rehab" condition, but this one is a special case.  

@Aaron Breckenridge - Is it possible to add the annual votes, rolling 12 month votes, or all time votes to the stats?