Unless your all cash (no HML or PML), the 70% rule minus rehab is still my go-to rule of thumb.

Quote from @Richard Ferraro: Quote from @Benjamin Aaker: If you are working with a Realtor (TM), they will have to follow the NAR rule to sign an agency agreement with a buyer before showing houses.

Pete Beach has varying STR rules in different areas, and each condo HOA sets it's own stipulation on 3, 7, 14, 30+ day minimums.

Not calculating maintenance expense could end up being a nightmare.I always estimate (using either the 50%, 1% or square footage rule) the annual maintenance / first year of maintenance fees for a ALL rental property.

Also the 1% rule is about as good as the rule thumb and not based on current conditions or current data. 

If they're serious, I encourage them to send me the request which I accept (after I've also made our House Rules clear).

Is there any way to divide a lot under SB9 without having to live on the property for 3 years as required by the current rules (at least in Riverside, CA)?

Asking in the correct forum will get a better response.Read the RULES!

Rule #1 is always do your due diligence no matter what.  

There are many hard money lenders who do DSCR with less ins and outs and less rules.