This will give me legal proof that she has received the information and has necessary time to pay rent and another 30+ days' notice of non-renewal.Does this sound like a good next step?

I can't imagine it really has to do with this EXTREMELY minor payment issue. 

The ac install is a one time issue but the lawnmower is long term.  

Taking out a loan for EMD would make it way, way too tempting to look past issues in DD and close no matter what.I'd also be concerned about the ability to close in general if cash is too tight to fund even the EMD.

I don't like relying on appreciation, especially in a relatively flat market like ours and California seems to have a large number of problems, affordability issues, consistent outmigration, etc.

It is my firm belief that money will not be an issue if the deal is right.

.- To expand your portfolio you have to think on doing self-property management, or refinancing to get more properties won't resolve the issue and add more problems.

Let’s get to the issues. 

The cashflows is also really solid and gives you a margin of safety in case there are any repair issues in the future.

I have this issue with my beach property :)Overall your approach to using cash and getting a loan later isn't a bad one at all.