But now I have to make part of the lease and get a signed form.I maintain the property and have emails and texts with the Tenant's requests for maintenance and immediately respond and have acknowledgment from them when the maintenance flks arrive to do repairs. 

Quote from @David Felt: You are responsible for maintaining the home in its original condition.

There is really no risk of you losing your investment as long as it is insured and you do your job as a landlord … fill the property, collect rent, maintain it.  

Do we really want the government to rely on getting more people to smoke more marijuana in order to do their job protecting us and maintaining our infrastructure and schools?

Instead of asking questions and engaging in a long back-and-forth, provide clear instructions and you'll maintain control.Your focus should be on what you will do after the tenant leaves.

It’s important to balance cash-out refinance with maintaining healthy cash flow from rent.Mismanaging the Rehab Process:Delays in the rehab phase can eat into your profits.

Tenants come and go, but the property is still yours to update/maintain etc. 

I agree with that suggestion (if the numbers make sense) as a good middle of the road option to still maintain some SoCal appreciation.

I am working on a product that will help small-medium size landlords launch and maintain Internet presence at a small monthly cost without spending big budget on custom development.It will include: SEO, custom domain, direct syncing with your property management software, syncing with QB. 

The property has been in the same family for 30+ years and has been well maintained.