Probate in CA is another item last I've heard its around 46K fee for a 1 mil gross estate.  

He should be familiar with doing developments that you are looking to build and give you ballparks for each line item if not find one that is able to do that.

It is a rare off-market property that does not involve work and/or have risk items.  

If I were you (and you meet the items listed above), I would definitely still move forward with licensing since you already have the property.

For the most part its just health and safety items, which are items we should have remedied anyways.As someone else mentioned, biggest thing to avoid is having the house tagged as vacant which the city will do if it sits empty for too long (handful of months, grass not cut, etc).

The 25K would go towards a rate buy down.As far as accounting for cap ex and maintenance for newly replaced/updated items, I'd still recommend doing it.

It's also important to remember that low maintenance costs don't last forever, and that will an increase expense item as time passes. 

Covering most of the routine maintenance items here. 

I am also looking for information regarding fee structures, and what item's that should be and should not be included in the management fee calculation. 

A STR is both a business and a real estate investment.Having little oversight on a newly formed business would make me anxious also.As others have suggested, you should consider going to the area for the initial items(Purchase, renovation, etc).Once you buy 1-2 properties, you can look to unload these items to someone else.Best of luck