Have the shower walls and tub re-glazed and re-caulked white ~$500. new vanity $200, toilet $100, faucet $50, $50 for lighting, $200 in paint and drywall and for $1100 you have a brand new bathroom rather then a detracting eyesore.

5 days late, process to eviction begins. for reinstatement to happen, tenant must pay all late rents, and any fees associated with eviction process.you should be just about ready to have 4 new tenants if they are all 3 weeks late.With that said, if you didn't follow the rules on the lease and let them slide, why would you expect them to?

:) Super Jumbo is generally up to $5m & still largely algorithmic like you are used to, larger than that it's generally done on a one-off basis.Worth noting is that technically the lender still must follow the post-recession "Ability To Repay" rule, meaning the lender can't just go "oh, 40% down, we can't lose even if we have to foreclose, loan approved!"....

Essentially, if you have the divorce decree and separation agreement giving her the house and taking you off, then it's hers to worry about, but if the dd and sa is not clear, then it's on you and her both for FHA (which is the one most people house hack with).Sorry.Stephaniehttps://www.fhanewsblog.com/2015/11/fha-loan-rules...

I have over 50% equity in an 800K primary residence, but as lenders are looking at my DTI, things seem distorted by the low income on tax returns,  and I'm being told there is no way I can qualify for a 30yr fixed.  

I don't think there's a scientific approach to learning this except for putting in a lot of efficient hours (like the 10,000 hour rule that Malcolm Gladwell discussed in his book), so it needs to be a combination of books, networking, speaking to local builders, Realtors, investors, attorneys, CPA's, insurance agents, and every other person needed in a real estate deal will get you where you need to go. 

IF I use 50% for Operating Expenses the CAP RATE is 6.7 and Cash on Cash of 6.8%

Probably only cost $30-50 to get an estimate.

Here in the same county, a friend of mine had an large, older ranch home, built in the 50's, on a gorgeous piece of riverfront property (in a very desirable, upscale, neighborhood), that still had the original electrical meter , and the power cable /electrical feed coming into the house right next to the front door!!!

Further, with the hot construction market, your bids will be almost assuredly be exorbitant.I think you already have the right thinking on renting the property out given Berkeley's insane rent control rules.