Also , normally I keep 5% as vacancy rate , but for this case I did 4% as its a desirable rental areaIs 7% expense conservative for such townhomes?

Quote from @Kevin Lorick: This is completely normal.

As for application turn around, it is normally about 5 days but it could be longer or shorter.

No, there is no California law that requires you to use the CAR forms.

This is more like a hostile take-over than anything normalized finance world.

I still haven't had the best of luck finding the right piece to the puzzle I'm building, so I thought if I let real estate agents, investors etc, that I do actually have we cash, and a normal job to fund these real estate investment's.

Therefore it's quite normal for a design change to be an additional service fee. 

Advising him to invest in anything on his own is foolish.Chances are he will lose it all, or pi** it away, on cars and toys before he is 25.

In my lease, I have it that if they lock themselves out during normal business hours they can call me and I’ll let them in for a fee.

I would love to see the numbers, normally they can be tweaked in a more positive way.