Buy a new stove as they are pretty inexpensive, charge the tenant half, explaining it is based on cost to repair, and move on. 

PPS - Based on what I am seeing in the comps photos I received, I am planning to install "B" level granite (probably Santa Cecilia) while reusing the existing drop in sink, porcelain tile or "stone-look" LVT floors, tile backsplash, and (hopefully) relatively inexpensive "semi-custom" cabinets (to make the most of the available space in a small kitchen where there is no possibility to expand the room).If anyone has advice about good value semi-custom cabinets, please share it with me!

One thread topic that has been going on, is those of us in expensive markets, LA, NY, San Francisco, have to deal with much higher home prices compared to market rents and that affects deal structure on a sandwhich lease or sub to acquisition with lease option exit. 

And can someone recommend good and inexpensive (or should I say not too expensive) CPA and lawyer, knowing that I don't want to spend a lot of effort and money on setting up a structure for what could be the only operation of this type we ever do?

You borrow the $20k downpayment plus $5k in closing costs and $5k in rehab costs from your HELOC also at 6% (note $5k in rehab costs in nothing so the house better be newer and in great shape).Let's say you rent the property out for $1000/month and using the 50% rule you have $500 in expenses each month.Your mortgage payment will be $480/month.

insurance estimated to be around $25 a monthRepairs estimated at $100 an monthCap X I put at $200 a monthand I included property management just in case i decide to go that route at $170 a month.Zillow says the mortgage would be about $188 a month That would put a total of $1003 a month in expenses and 1200 a month in rentcash flow would be $197 a month if all the calculations make sense.total cash needed would be $11,880. 

Unless filing for eviction is inexpensive where you are or you don't really want them to leave, I would follow through with the eviction-you already paid for it (and get to write it off as a legal expense). 

Stay with inexpensive, easily replaced and repaired standard windows.

They are free for Pro-members and inexpensive for non pro members. 

If you go to meet ups you will find plenty of OOS investors, common in expensive markets like the one we are in.