Fourth, add a few decorative touches to make the home more appealing: Place a flower pot full of marigolds or brightly colored welcome mat by the front door; Set a colorful bowl of fruit on the kitchen counter; Install some decorative shelving on bathroom wall; Paint one of the walls in the living or family room an accent color that harmonizes with the rest of the room.Fifth, learn to live with and accept what that renter does with YOUR house.

Don’t blend in with the crowd!

I don't see huge upsides as there is only a few years left in the up swing and after transaction costs, it's not that fruitful to buy now and hold for another 5 years or so.Also, I'm in earthquake country and insurance is a gamble at best as they may deny a claim.

Regardless of the feedback you receive, you will have to make the final decision and you will have to bear the fruits of your choice, I would say go with your intuition based on the information you have at hand.  

The approach you're looking for is a blend of coaching and mentorship. 

Everyone wants the low hanging fruit.

Vacancy rates will rise quickly.Maybe you could try an Iron A/C cage on the outside and a separate security deposit (maybe around $300 or so) to cover the A/C.The cages are ugly, but in many window A/C communities the residents understand that their neighbors (and their neighbors visitors) may be, shall we say sometimes "theft prone", and the bars can be explained as break in deterrents to keep their belongings safe.They also blend in better in a light color vs. black.If a prospect balks at the $300 and you want them, you could always offer to wrap it into the first 10 month of payments.

And yes, private communications about finance are more fruitful than any forum.....with qualified folks. :)  

If you have a policy on the property, and the lawyer has an obvious target, the low-hanging fruit is to go after the policy's liability limits.

ROI should not only be about money, but also work and fruits of said work's labor!