Not asking you to dog on your listing, but I'm interested, because I do see the middle-of-the-road homes -- clean, but not updated, nothing special -- sitting for longer and the nicer ones with a little something extra going quickly.

This does very well with no complaints and I stay pretty full.The other place has King Suites( one bunk bed room) and already sleeps 23 so I've left this configuration alone for now.

For their upcoming renewal, I would like to draw up a brand-new lease and add an updated pet policy so they will know my rules if I give written permission (they have asked us to consider a dog- which current lease says no pets, but considered case-by-case). 

The window must have a net clear openable area of 5.7 square feet (5.0 square feet if ground floor), a minimum openable height of 24 inches, a minimum openable width of 20 inches, and the bottom of the opening must be within 44 inches of the floor.Size: The room must be at least 70 square feet, and no less than 7 feet in any horizontal dimension.Lighting & Ventilation: A natural light source (window) of not less than 8% of the floor area and natural ventilation (openable window/door) of at least 4% of the floor area are required.Heating: The bedroom must have heating capable of maintaining a minimum room temperature of 68°F.Smoke Detector: A smoke detector is required in each sleeping room.While a closet is expected in most bedrooms, the International Residential Code does not actually require a bedroom to have a closet.

Dont let the tax tail wag the income dog!

All that just to say, don't think non-beach view properties are dogs. 

It is my understanding that you cannot use the ADU for short term rentals in Los Angeles.https://therealdeal.com/la/2019/10/29/while-you-were-sleeping-la-bans-granny-flats-as-airbnbs/If you make the ADU all electric (like I did on mine), then you don't need to worry about splitting the gas. 

Hi, we have a lease that allows dogs as long as they are on a leash at all times when the dog is outside and on the property. 

Computers can calculate square footage, number of beds/baths, and other objective criteria, but they can't measure the subjective things like curb appeal, flow of the floorplan, view out the living room window, or the grating irritation of four barking dogs in the neighbor's back yard.Learn to study the market and how to evaluate properties on your own.

So I told them to pay their rent on time.Then they went ahead and said the previous travel nurse didn’t pick up the dog **** and that their son had to go to the hospital because he fell in it and got a staph infection.