I do not consider it as a game when the state laws protect safe unpermitted units and with ab2533 (that goes into effect Jan 1), the legislation has demonstrated that they desires these protections to continue.The reason to get the permit is not because something bad is likely to result from a safe umpermitted unit.  

If you only plan on owning 2-4 properties, then there's really no harm in self-funding them unless you know a better, safer way to make more than the going interest rate on that money (most investment mortgages right now are about 7%, maybe effectively 5.5-6% after taxes depending on your brackets and tax structure).

The way I read that clause, if you and the landlord cannot agree on what rooms to paint and the painting is not complete within 3 months then that clause does not take effect.

Besides a mouse trap, another effective way to deal with mice is a cat (if the tenant wants one and the lease allows it).I grew up on a family dairy farm and the barn had grain, which attracted mice.

Or because they don't want to be the bad guy.With closing on Dec 4th the issue is that your 28 day notice will be effective Dec 31st and your tenant has until Jan 31st to vacate.

You've unfortunately unlocked the centipede effect by saying Columbus.

What's the most effective means of dealing with this issue?

Its much more cost effective to outsource things like skiptracing and direct mail.

Read: The millionaire real estate agent; Hyper Local Hyper Fast AgentWhat are some effective ways to network with individuals at all levels?

So I would say to continue to develop yourself at work and learn how to invest effectively on the side.