I let them run to the end of the year as m-t-m, then send a rent raise letter, usually for $25 or $50, on or about Nov 1, effective Jan 1. 

Welcome advice on cost-effective way to transfer money.

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.  

There are more effective ways to accomplish this.

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.

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).

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

Today you can get 5% in a high-yield savings account, take it slow, and plot out your moves to do this thing right. 

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.