Cameron,We should have pressed harder for the deposit.

It may also be why she rented from you vs someone who does credit checks.At this point, I think your best strategy is continued gentle pressing.   

Bills are being introduced to Congress to institute this at a federal level.https://www.kaine.senate.gov/press-releases/kaine-...

I think you'll find it hard pressed to oversell on comps even with a nice rehab.

By the way . . . if you press the "@" key, and then the first few letters of the name of the member you're replying to, you'll see their name appear at the bottom of the "Post a Reply" window.

NOLO Press publishes books on the subject and has a very good website, so you can be better prepared when dealing with legal and accounting professionals.

Interested in both, but that is the order if I am pressed.  

You will be hard-pressed to find an area with a more vastly competitive rental market than Pacific Beach.  

Though it is something I would like to have done, the truth is the tenants have been fine for years without it so its not the most pressing issue I see.I am in contact with a local investor/ agent there who is very familiar with the local market. 

As long you're good with it, press on!