I understand the letter of explanation but the issue I’m having is lenders telling me that since our single family is only 11 miles away from her job it isn’t a good enough reason.  

Whatever the case may be find out how much will they need in order to feel happy again, you don't have to give them exactly what they ask but if your close that will be good enough for them. 

He said the rental lease agreement that shows the rent is good enough for him.

The seller is open to working on the price, if conventional financing is the only option), and understands that the property is not bankable in its current condition, but would like to provide the opportunity not only for the owner to be able to sell for as close to what they would like to get for the property, but also to get the property for a good value (good enough condition to operate).

This is assuming the house is in good enough shape for the bank to finance initially and that we are all in for no more than 75% of the ARV. 

Perhaps you have the means for down payments up here and if so I'd say just look in the places you mentioned and make sure your numbers are sound and you should be in good shape.Just know that there are other places in CA that may not be as fancy as the Bay Area but hold good enough margins that you can get a return and still have at lease a little cash-flow.  

but again I have posted as long as those that know whats going on that there is a decent chance your 3k is lost because you can never find a deal good enough..

So, I’m using this as an opportunity to do a full bathroom reno since the building is in a nice area and I want to attract good tenants.The unit is a studio with seperate ear-in kitchen, so will most likely be a single tenant.My mistake was that I intended to get a 60 inch shower installed, and a 36 inch wide shower was installed.Here is a video of the setup with the 36 inch wide shower where you can see the current situation: https://drive.google.com/file/d/1DpsdpkQ8necpy84q0-u_fp85htr...I see my options as:1) keeping the shower as is and saying it’s good enough for the rental2) getting a plumber to switch shower and toilet drains and build larger tiled shower in shower space 3) moving wall back and plumbing back and putting 60 inch wide shower base as originally intendedOpen to hearing opinions and reasons!

So, I’m not sure when and if it’s worth doing an LLC... or is an umbrella policy good enough for asset protection, and the tax benefits don’t differ from LLC verses keeping it in your personal name...

I'm wondering if it's needed to get a good, affordable real estate attorney in the beginning to draft an agreement that is tailored to how we plan to work together or is using a template good enough?