Finally, this can be time consuming but if you plan to keep working in this market with these types of properties, it may be worth it to reach out to people who have shown interest but didn’t follow through.

You might go to the planning and zoning office IN person, don't call, and talk to planning staff. 

We always do sensitivity analysis.  90% occupancy planned.  

An insurance policy is a possible alternative if you or the prospects can find one.

On average property insurance costs alone have risen around 25% since 2020, depending on the specific risks to the area, premiums could have climbed much, much higher. 

Most, if not all, insurance companies will deny any claim on a dwelling with un-permitted construction/upgrades.

Ensure that she has renters insurance in the event that she floods or burns her place down - depending on how attached she is to her belongings she may seek reimbursement from someone (probably you).

I am planning to rent out this house to a tenant and I have a few questions I need clarification on.1) If the tenants change the utility service (PG&E) in their name how would it impact NEM 2.0.

This removes the cloud from the title if no other liens or mortgages and then you can get title insurance.  

If you do pull out money from the HELOC, have a plan to pay it back within 18 months.