She said that if she pays to get it fixed, she expects to keep it. 

While I have worked with investors buying multi family and SFH many, many times over, for our market here in Ocala, buying ugly SFH's fixing them up and renting them out is the biggest money maker.

Material breach of rental agreement is easy to proof; however, it is something that can be fixed with reasonable effort or expense, while keeping the contract in effect, it's less likely to be material.I am aware that the California eviction process is simple, however it certainly becomes complicated once the tenant decides to challenge the eviction.Any insight would be greatly appreciated.

As the title states, I am deciding whether to start my investing career by doing a live-in fix & flip or by "house hacking" a 2-4 plex. 

If so, can I make them fix it?

We plan to rent out our now primary residence and live and fix up this other home.Is it a bad idea to shop for refinance and pick the best deal or will most be equal. 

I have had numerous issues with the PM not fixing things at all or in a timely fashion.

Are these 1 hour fixes, 2 days?

Attached are my actual numbers- All on 30 Yr fixed ~< 5% rates(all in NorCal market).

I have been trying to stick with 30 year fixed but I am starting to consider a 7 year ARM What do you guys/gals think?