I know this, I work with one guy that watches how many home cooked meals his landlord makes, how many visitors he has which he prepare meals for.

So far full price, except for when they ran a special.

Are there any special assessments in recent history or are any pending?

When she did not come on that date he changed the locks preparing for the next tenant, but left her things untouched.

I'm no expert on the area and the rent you could get but That 600/mo HOA with the risk of an increase and/or special assessment has to be a (female dog). 

I would like to specialize in multifamily 2 flats - 4 flats, as that’s what I’d like to eventually invest in myself.I'm not opposed to working on a team as long as I get to actively learn. 

I have appraised all types of property-- vacant land, small/medium multi-family, large multi-family 200 to 1,000 units; student housing, new construction, hotels/motels, RV parks, office/industrial/retail, shopping centers, special use, etc.

California has a lot of special rules that you probably want to look into a CPA who is based in California or at least very familiar with CA tax laws.After 4/17 you can try reaching out to @Logan Allec who is very knowledgeable about real estate and a regular contributor on Bigger Pockets.

When I spoke to my attorney, who prepared the trust, he says only my stake of the investment property goes to my trust and my partner will continue to hold his stake. 

Ensure it is prepared correctly.