The genuine hardwood was more expensive than other alternative options, but HPZ requires the use of actual wood floors. 

Around here the gas are more expensive. and the gas company here seems to try everything they can to get you to replace almost every time they come and  want you to upgrade to the latest codes. 

Maybe the lot next to them is also available providing some flexibility.Some combination of the above items.We have a duplex in an expensive area (Far over $1M for a little tiny duplex - maybe 1100' total). 

Qualification for a Portfolio loan would be based on how cash-flowing the property is, so make sure to have a solid idea of gross rents received, along with the expenses for the property (including taxes and insurance, maintenance, landscaping, any landlord-paid utilities, etc.). 

The Bay Area is very expensive.

The property currently cash flows me about $790 per month after debt service and all expenses and the property management fee.

There's plenty of healthy options for you.One more thought - Once the insurance company is done that property should be pristine - and done at their expense. 

As such you may be eligible to capitalize/deduct expenses directly related to the investment property and those that are indirectly related to the investment property.Items normally paid to acquire a property such as a home inspection and title costs are capitalized and depreciated over its useful life.

They need to know how your expenses are. 

These are expensive but if you are working with a management company that specializes in large properties they might have this service and can pull reports for you.But even the paid services are no substitute for good old-fashioned shoe leather.