The challenge with out of state investing is it really needs to be run a non-emotional asset and business with policies procedures and structure.

Ballotpedia has a pretty good summation of the vacancy control clause in CA Prop 21, which will be on our ballot in November:Allows rent increases in rent-controlled properties of up to 15 percent over three years at start of new tenancy (above any increase allowed by local ordinance).The actual text of the proposition reads as follows:In any jurisdiction that controls by charter provision, ordinance, or regulation the initial rental rate of a dwelling unit, if the previous tenant has voluntarily vacated, abandoned, or been evicted pursuant to paragraph (2) of Section 1161 of Code of Civil Procedure, the owner of the dwelling or unit shall be permitted to establish the initial rental rate for the vacant or abandoned dwelling or unit provided that the initial rate established pursuant to this subdivision, in combination with any increases in the rental rate during the subsequent three year period, is no greater than 15 percent more than the rental rate in effect for the immediately preceding tenancy.

@Maurice Ford, I guess I'm not familiar enough with the procedures you're describing.

Getting stated in this business is like being asked to perform a medical procedure on a stranger after reading a few chapters in book or attending an all day seminar.I knew I needed an education, a formula and guts to Fake it until I could make it.

I figured I needed a contractor rough figure before bidding but I wasn't sure if there was a standard op procedure.

(They weren't.)My city is very accommodating, and just required me to bring the unpermitted addition up to code, which was fairly easy because it was built correctly, minus permits.Check with the city as to what their procedure is for unpermitted additions. 

One thing on all the posts on note buying that I've gleaned is that there's nothing specific on the exact procedures of HOW TO GET THROUGH TO THE DEPT.

They should know their policies and procedures much better than a broker that is working with many banks at once.As others have said, it is time to work the phones.

I would probably reach out to you when I have secured a property with more specific questions about the mechanics of the implementation and procedures of having tenants.

They followed the procedure as they knew it to be (if I am wrong on that, it changes my answer).