High levels, and low levels, of chlorine will both produce strong odors. 

You'll pay origination fees in one of three ways, the seller can pay it by building it into the price of the home, you can pay it cash, or the lender can pay it by using a higher interest rate to produce a surplus from the secondary market large enough to cover the origination fee (usually anywhere from .25 - .75% higher than if you paid the origination another way).If you can build the origination fee into the price of the home and have the seller cover it, that will typically be the best thing.

You may be able to find properties that can be properly managed to produce a positive net cash flow, for perhaps 20% down or less.

However, the other problem i am having is the owner producing income records for the property.

With or without a dog, walking around is very time-consuming, but can sometimes produce results.  

I'm leaning towards doing this with a healthy down payment, plus a monthly rent that puts about $450/mo in my pocket.

You may want to listen to the podcast shows that Brandon Turner and Josh Dorkin produce on a regular basis.

The California market is healthy up and great for flippers and cash buyers check out property radars June report.kiss those midwest $50 k sleepers goodbyehttps://www.propertyradar.com/blog/real-property-report-california-june-2015

Also make sure the HOA is healthy financially.

One of the trees is close to the house, healthy but leaning, it grew up crooked.