Only thing better would be initial deposit and then paid in full upon Certificate of Occupancy and punchlist complete.Of course, standard items should also be checked: licensed, insured, willing and able to pull all required permits, reference checks.I would also commonly avoid the cheapest bid you get.  

How often do tenants on month to month need to resign lease?

How much time on average will I personally spend on this 4-6 month process if I hire a team?

What if they need to move in the 1st day of the month?

I would then pass that on to you in a rent increase of $100/month more/less.

One quoted $20k to put piers on 3 sides of the home, and another quoted $10k to put piers on one side. 

The last few months have been a tough row to hoe, for sure.

Would you be able to rent for cheaper if you didn't have the property?

Talk to your attorney and/or CPA. 

I have a live-in (22 year old son) rehab (pt Loma) starting Dec 1 if you desire to see the pre-rehab condition reach out to me a couple days before Dec 1.