I would not want visitors to enter it accidentally but we do need to provide circuit breaker access for the tenant.

Obviously, this is not your most pressing issue now, but for planning purposes, keep it in mind.  

Has she identified a new property that she is pressed to close on?

I just realized that I was excluding (accidentally) the revenue from the utilities bill-out (RUBS) which is quite significant, about $40,000 per year.

In my jurisdiction the police do not need to find the individual on the property in order for you to press charges assuming you have served a no trespass notice on the individual and filed it with the police.In your case was a no trespass filed or was the neighbour simply given a verbal warning by the police.If you instruct your tenant to call the police ever time eventually they will get fed up and do something about the neighbour....the squeaky wheel gets the grease.

As far as the details, I assumed you think in a manner similar to myself and I'd be hard pressed to give a contractor that kind of money if I felt an inclinations they too were not attentive to details.

I think you'd be hard pressed to get anything to cash flow there with a decent ROI.

Hi @Dea Chu -- You would be VERY hard pressed to see me invest in Cali now. 

I thought keeping it occupied would be my best choice and that I would start by fixing the most pressing issues like the lack of hot water and trash removal. 

We started out by becoming accidental landlords when we moved from VA to SC & were way too far upside down to sell our town house.