During the renovation, we decided to move in due to expecting another child and unexpected health challenges.

A responsible landlord will fix a water leak quickly to protect both their asset and the health of their residents.An air quality test is usually a better indicator of any health risks related to mold. 

I would not add to my hours and stress by doing something part time where you could lose money, time, health, etc.

No real retirement to speak of and health problems.

What moral dilemma? 

This is why it costs your health to stress over someone saying they're "not interested".

Finally an attorney that was looking at the implementation of ADU regulations in various CA counties heard about my dilemma and though he wasn't representing me specifically, he did use my case as an example when writing to the County, and they had to quit charging the impact fees.

You do not have to do any repairs if rent is unpaid unless its health/safety related.

Vermin problems affect the health and safety of the renter.If you can meet the pest control tech at the property and walk the property with them, all the better.Be ready to take some cell phone pics of places the person highlights as needing fixing so you don't forget.Or maybe you can do it all over the phone with the tech taking the pics for you (???)

Our credit isn't to good right now (below 600) due to some now resolved health issues and missed payments on debts.