I would say that if you don't trust that your agent is able to find you a property that fits your needs and that wouldn't voluntarily release you from the agreement should you no longer want to work with them or that would try to collect from you after your agreement is up, I would say, don't work with them.Like Andy said, I typically sign my buyers for 3 months, that's ample time to find a property and get it UC.

Also I have voluntarily put a new ceiling fan, new bathroom mirror, new bathroom fixtures, new faucets, etc.

Buy booze, smoke pot, and vacation 6 months of the year? 

I was able to get rid of some beat up pots and pans and they helped me clean out the frig and gladly took all the no name hotdogs, luncheon meats and something that might have passed for margaine. 

If they don't voluntarily pay up via your lease, you are going to have to take them to court.

If I were the loan officer that completed that loan and I heard the borrower say this after closing, I would be required and would do so voluntarily any way, turn him in to my management.

@David DeLancey  Hard / Private money is probably going to be the way to go as pot is still illegal at the federal level. 

Policies in CA change faster than coffee pots at Starbucks.My question is how and where do you guys gather information about local county laws regarding SRT and REI in general?

Unless you already have a plateful, have a big pot of money to invest or are going to knock on doors I think it seems you can do both with reasonable success using available tools.

The renter was just overall disrespectful of the space and took advantage of things where they could there's a lot more to it than that but I'm trying to keep things short, Ish.I have a folder of basic House Rules like a lights out time and we all should be aware that sound travels, basic stuff.But one particular thing that urged me asking her to leave was I came home from a real estate job around 2am to a pot on the stove that was at a rolling boil and a pan in the oven, meanwhile she is asleep.Going off this it makes me feel like I need to put a rule down for every little thing even though it seems common sense not to leave cooking food unattended.Does anyone have any advice for some house rules that they have created that they would like to share?