If it were strictly a residential home in a residential area, I couldn't attract commercial buyers or investors looking for a short-term rental, both of whom tend to have more capital and are willing to spend more to get what they want.

Confirm with your state's property code or a qualified real estate attorney how this is handled where you are.

If you open to the door to negotiations and don't strictly follow your lease you are setting yourself up for a serious precedent that may cause problems with other tenants (i.e. unequal treatment.)

When she gets a restraining order in CA you are required to protect her California Civil Code Sections 1941.5 and 1941.6. and change the locks giving her the keys.

I figure around $2500-3500 depending on the number of breakers, the issue is that once you pull the permits you need to bring everything up to code. 

I would start with -"Hey, Mr Smith, we are moving out tenants so we can upgrade these units, they are way behind the times and we want make sure they are the best they can be, plus we need to keep up with recent code changes per our insurance company, or our rates double, and the city has commented on the weeds and possible rodent issues.....we'll let you know when they are ready in a few months and give you first shot at a new lease" Yeah right..... 

While this particular property isn't strictly an investment, it's definitely been worth it from a quality of life perspective.

There are only two other water front properties in this zip code and the rates are pretty nice, as well as the occupancy at least according to airdna.

If rates stay low and we continue to have zoning/permitting regulations that aren't conducive to building more units quickly, demand will be high and supply will remain low which will lead to further appreciation. i saw a recent study that said sellers prefer offers using conventional financing as opposed to FHA because FHA takes longer to close and has more strict inspection requirements.

That city's municipal code states a city inspector must come out and inspect the property any time utilities change names.