You can turn a 15 into a 30, but you can't turn a 30 into a 15.The safest, but most expensive option would be to take out a 30 year and pay, or attempt to pay it down in 15 years.The cheapest but riskiest option is to take out a 15 year.The middle ground would be to take out a 30 year and pay it off in 30.

We don't provide refrigerators in our rentals simply because I don't want to deal with the hassle. 

One dip in what the market dictates (or if there is one tenant that simply paid too much in this case), and it could throw you into a loss for awhile. 

But its likely you are simply overestimating the effect of an inquiry. 

The offer was simply rejected.From this analysis, do you guys think I'm doing something wrong or missing something, or am I following the right steps and just haven't found a good deal yet?

He is also on month to month lease, should I attempt to raise rent or should I stick with the blessing of having a quality tennant?

Flood determination is simply someone cross checking the address to see if it falls in a food zone.

If I could just pick your brain for a second...in what I do, inexpensive rentals and handyman rehab, I simply HAVE TO HAVE a highly reliable HVAC/plumbing guy for AC/furnace and boiler repair, replacement, and maintenance.

If California were to roll back the taxes and regulations that have attempted to make Calif a renters paradise they would see this problem go away.

I simply hand write down the address, county, parcel ID, etc.