A lot of builders don’t care because your insurance only covers what it sold for and they have to do more to it. 

In my market, people don't really care about a modern bathroom (rather low rents).I typically only touch-up bathrooms (paint, new fixtures or toilet if needed - and by needed I mean if the fixture or toilet is wasting water). 

Be very careful with deferred maintenance.

Not sure When Cali requires disclosure.....here it is “before substantive negotiations”.....but aaa an informed buyer, why do you care?

I would like to leave the 10% in my pocket rather than hire someone but I can’t be confident that I’ll have the time to grow my business and take care of tenants simultaneously.

Thanks for the insight.By the way, I'd probably start the eviction process and let the police take care of the tenants.

I'd wager that you might be able to get good returns out of there, but on the other hand, I'd be careful of any rent control laws that might kill your return.

The water company sends a shut off notice if the tenants don’t pay, that usually takes care of it

I'm not trying to insult you but if you make 1/2 the average income of an American employee then I would say you lack the skills, life experience, or capital to take on investing. 

Tread carefully and make sure you follow the proper timeline for notifications.