Because the tenant is active duty military it is a lengthy process leading up to the court date due to VA law requiring ample notification time through a Guardian Ad Litum. 

First - when is the anticipated court date for the eviction, and if successfully evicted, is the occupant removed immediately?

My new tenants on one of my properties signed a lease a couple weeks ago with a move in date of July 1st. 

Neither of those puts you in a good position,  so maybe you draft a fresh check for that same amount; you might choose to back date it as well.

I found this guide http://www.ada.gov/restripe.pdfBut not sure if it's up to date, i want to ensure my parking lot is ADA compliant, is there a more up to date guide for California?

However, if the housing court record is pulled by name, date of birth, and/or social security number, then I would have more faith in it and ask the tenant to get that letter.

Looking at $2,500 in repairs to bring up to speed.  

Since they are preferred, would that speed along the process and ensure quick and simple payout from Nationwide?

You can't sell real estate until you find some leads to convert.Good luck, don't sweat the tests and keep us up to date on your adventures.  

Ok I have tired to use the different spread sheets to plug my numbers in and it doesn't take into account a few things or so it seems.I'm going to use my cheapest property to date for this example:Purchase Price: $22,000Repair cost (Upgrade): 2,000Mortgaged : $24,000 (No out of pocket expense) 6.75% (Changing bankers to move all to property's to 4.75 here soon)Value of the house is $45,000Tax's per year are $550Insurance per year is $540Rent per month is $585.When most figure in their Capex it seems to be higher then what mine need to be.