$450k is pretty cheap for a Cali so maybe it works as rental (don't know the strategy here) but rental cash-flow could take years to equal $225k tax free. 

She is also my neighbor so I have been bringing her organic produce from my vegetable garden (she loves that) and even helped dog sit her dogs for free.

I look for 1. responsiveness 2. knowledge in industry 3. ratesNumber 2 "knowledge in industry" directly affects your cost. 

Its ALL about knowledge and screening. 

If you want more details feel free to reach out to me directly.

One of the most important roles your PM company provides is knowledge on the legal side of leasing at a national, state and local level.

Please feel free to reach out to me and if you're local, let's meet up!

Feel free to reach out for the long version of the story!

According to the Fair Housing Act and the Americans with Disabilities Act:Even if a landlord has a no pet policy in place, the law does not consider service animals as pets and therefore the service animal is exempt from such a restriction.Service animals are allowed anywhere a person would go, including food areas that would normally restrict an animal’s presence.Landlords cannot charge a pet deposit or pet fee for service animals, however the tenant is liable for any damage that the service animal may cause.Landlords can require written verification from the tenant’s health care provider that they are disabled but cannot ask for any specifics about the disability.Landlords can require written verification from the tenant’s health care provider that the service animal is needed.Landlords can request copies of the animal’s health records to prove the animal is in good health, parasite-free and immunized/vaccinated.Landlords can write warnings or even evict a tenant with a service animal if the animal is disturbing others, posing a threat to others or causing considerable damage to the property.In other words, you can ask for appropriate paperwork concerning the tenant’s need for the service animal and to verify the animal’s health. 

.- thanks   1) on the  1st mtg  refinance proposal at 4.1%  -  sounds like they are  offering you the  higher note  rate  so they can  absorb  some of the closing costs .....make sure you get a loan estimate and  review the details about them picking up all costs  ( titel / escrow / recording /  credit  etc ...)    2)  also  check the  index / margin and  caps   on the new  loan  offer   and  compare these to the  present loan  details  ...if you  keep this loan past the   rate/ payment  adjustment  period - you want to make sure  you  are aware of  how the ARM  can  change   3) the offer  to  do  " free  "  refinances in the  future  is  no  big deal  beacuse  any lender  can offer this  via  a higher rate  to  absorb  all costs