Most of the time mold is simply: remove the soft materials, wipe down studs with some bleach, and replace.

They made a soft commitment, at my request and then followed up when everything was finished.

Some fellow landlords would call me soft and would bellow they run their rentals like a business and late rent = late fees, no exception and that if you give a tenant an inch they'll take a mile. 

I am building one in San Mateo and planning one in Hayward.Spending about 20k on soft cost in San Mateo, for 640 sf ADU.

You can also drive or walk a neighborhood and look for poorly maintained homes and find the owner that way (this method heavily depends on your market)  it probably wouldn't work to well in places like CA

However, with a realtor the house will be sold at a higher price, which brings in more cash.The concern with option 2 is that, if we do settle for the 75k offer that is  36% from the appraised price, which does not sit to well with us.

The Tenants kids spill koolaid ( poor people love koolaid ) and they let it sit or try to clean it up themselves by a wet towel instead of immediately using a steam cleaner .

I would be shocked if it was that soft and easy to see coming. 

THe plumber charged $240 to respond and clear the line of paper towels.

A neighborhood for $150k houses, you probably won't appraise at $225k with granite, soft close cabinets and awesome light fixtures.