(The house was rented out for 7 years prior without any issues.)The new owners said they are giving me a chance to make things right. 

Give the man a chance!

Thats exactly how I remember the street I grew up on lol  A lot of variance but I think Trevor Baker has a chance for a great deal but should try to get as many comparables as possible first!  

I attempt to never fall more than this below market because at $200/month below market the tenants cannot move into as nice a place at same cost so they have financial incentive to stay but also tenant turn over is not that costly or laborious and at more than $200/month below market it makes more sense to spend a few hundred to turn the place over and take a chance on a new tenant.- Tenants that are pretty good but not great I attempt to keep the rents at ~$100/month below market.- OK tenants I keep close to market rent.- Tenants I want to get rid of I place rent above market and let the tenants give me the notice. 

I have alot of ideas to improve the place and raise the Arv by adding rooms and bathrooms, but dont want to get in over my head on my first deal.

Not sure I subscribe to that theory...they didn't pay when they were the owners, chances are good they aren't going to pay as tenants.

You can have it appraised "as improved" and be sure you take good notes while walking through with the appraiser to talk about what they think would improve value and by how much.  

As much as I hate to sic a mans significant other on him in this particular case I feel there is a good chance he will get in line and everything will be golden.

Both in Escondido (Charise St and Sumac Way) were clean enough that I expected them to be redeemed.I may have kept Charise St and add it to our rental pool if we were to get it but no chance of that now.

BUT...when you have that "Low Jack" (the word RENTAL in the LLC) on a Judgment, you got a pretty good chance of getting paid, sooner or later as one day out of the blue, a Lender contact you asking where the borrower needs to mail the payment so he can get the mortgage needed to close on a home!