If one of you wants to take out a second mortgage on it to secure his/her interest, that's fine because it keeps the deal clean and there's nothing to dissolve if/when the break up occurs. 

On the other hand, I can also see the argument that a one-time hit for a serious deep clean at turnover saves more in the long run. 

( I was thinking delray, boynton or lake worth) 2 - what are the added cost to take into account for str (hotel tax and cleaning and utilities right ?) 

If you delivered a clean / clear unit and the tenant has had a hand in creating a pest issue by living sloppily, leaving food out, etc. they should remediate the problem or you can leave a few traps, poison, close holes, etc. as a courtesy.If the problem is very severe, hire a professional and bill back to your tenant if they are unwilling to cooperate. 

I'm considering investing deep East Oakland, specifically the areas between the Coliseum and San Leandro.

Handling all bookings, maintenance, cleaning, tenants etc.

When you consider that the HOA fee is almost equal to the property tax and the rents are not very high, then the HOA fee cuts deep into your profit.

To be completely clean I need to buy at least at the price Im selling for and reinvest all of the proceeds.Here is is my question:If I buy spending less than what I sold for but put all of the proceeds toward the new purchases how does the taxes work?

I would clean out the crack and get rid of any spalls along the crack you can see.

The house is renovated, clean and was delivered vacant to me.It just has no amenities, it’s like very basic 2 bedroom housing.