A garage is not considered habitable space and does not meet requirements for sleeping quarters, so you will need to bring it up to code in terms of insulation, electrical, egress, fire, mechanical,  etc.

It appears that California Law protects the vitality of the tree in that the neighbor has to ensure that cutting the roots does not damage the tree.

So just had to be content paying for the flying habit.

I can offer to help her half but then don't want to make it a habit and next time something happen she would expect me to help out.Just want to see what BP thinks.Thanks John

You are "required" to provide a functional and habitable (per local law) unit to Renters.

There are 2 improvements on the 3 lots, 1 of which is habitable, and currently rented out.

I also appreciate your insight about the ways to make profit from a rental home - I have a bad habit of focusing only on cashflow.

Its amazing how real "sitting on the commuter train and daydreaming about financial freedom" habit is!

My planned offer includes an inspection contingency, to prevent any habitability issues from turning my deal into a money pit.  

Great ideas -- I have a ReStore near me as well -- I need to get into the habit of keeping an eye on their inventory.