I wouldn't even bother if there is already a central acThe original post indicated there was no central ac.

Note value adds are work and have risk but as I indicated I do not believe what you seek exists in RE investing.  

Construction/rehabilitation timelines rarely go as initially indicated. 

Screening for financial stability and rental history can indicate whether a tenant is likely to fulfill lease obligations responsibly.- Legal Compliance: Tenant screening helps property owners comply with fair housing laws and regulations.

Details:Under Contract: 175kAttempting to Get: 200kARV: 290k ARV being 290k indicates that after rehab the property is worth 290k.

My preliminary research indicates that this might be possible (without committing fraud!)

Additionally, I have a "Notice to Vacate" section in my non-standard rental provisions indicating that tenant and landlord must provide a 2 full calendar month notice to vacate. 

As indicated, I believe it is misinterpretation of the 15 year exemption, but unfortunately I suspect there is not going to be anything you can do about if jurisdiction maintains their interpretation (I know it sucks).

I would be very careful about that in Oakland.One indication, just to give you something to ponder:When I worked in Oakland in 202 they had the Warriors (basketball), A's (baseball), and Raiders (NFL football).

I've noticed vacation rental signs here in Newport Beach where I surf, indicating that short-term rentals are allowed.